Are the Mancot conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?
Mancot conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
Are all Mancot Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
We have agreed to purchase a house in Mancot. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Yorkshire BS your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Mancot.
My fiancee and I are spending time looking at apartments in Mancot and I am about to put in an offer. Should I already have a property lawyer appointed at this stage? I am planning to take a mortgage with Bank of Ireland.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I am planning on selling our home in Mancot and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Mancot. Having lived in Mancot for many years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Mancot?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Mancot. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am thinking of appointing a conveyancing practitioner in Mancot for my house move. Can I review a firm’s complaints history with the profession’s regulator?
One may see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.
My property lawyer in Mancot has requested from me ID documents stating that this is part of his retainer as a conveyancer on the lender Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require Mancot conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements