It is a dozen years since I acquired my home in Harlech. Conveyancing solicitors have recently been retained on the sale but I am unable to find the deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could be in the possession of the lawyers who handled the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Harlech relates to registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Harlech so that I can pop in to their offices when needed.
Nowadays conveyancing panel lawyers for banks undertake the vast majority of communications via the post, e-mail or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if needed.
When it comes to mortgage companies such as RBS, do Harlech conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We expect to receive a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Harlech solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Harlech solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have decided to exercise my right to buy my property in Harlech off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I have been told that property searches are the primary reason for hinderance in Harlech conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Harlech.
Do I need to be concerned that estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Harlech conveyancing practice?
As is the case with lots of service providers, often referrals from family and friends can be most helpful. But there are many players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to select. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to appoint your preferred conveyancer. You need to be aware that most mortgage providers specify a panel list of solicitors you have to use for the mortgage aspect of your home move.
I am thinking of appointing a conveyancing lawyer in Harlech for my home move. Is it possible to check a solicitor's record with the legal regulator?
Anyone may review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.