Am I correct in assuming that the fact that my conveyancer in Miskin is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Miskin conveyancing practice and enquire why they are no longer on the approved list for your bank.
Is there a search tool that I can utilise to check that the solicitor conducting my conveyancing in Miskin is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus spending £192.00 in supplemental legal charges.
Please do make the most of the search tool on this page. Pick the mortgage company and type ‘Miskin’ or your preferred area and you will be presented with numerous solicitors offices in Miskin or by proximity to you.
I need some quick conveyancing in Miskin as I am faced with an ultimatum to complete inside one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no solicitor would suggest that you don't. With lots of history conveyancing in Miskin the following are examples of what can arise and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Miskin I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Miskin for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My step-father has suggested that I use his conveyancing solicitors in Miskin. Should I use them?
No doubt the best way to select a conveyancing solicitor is to get feedback from friends or family who have actually previously instructed the conveyancer you're considering.
We have appointed a Miskin conveyancing solicitor for our home move (novice purchasers) and have spotted in the Ts and Cs that they are not covered by the FCA. Should I be concerned or is that standard with property lawyer?
We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have specific laws in relation to monies held in their bank.