I have been referred to a conveyancing solicitor in Morriston. I I would like to check whether they are accepted on the HSBC Bank approved list of lawyers. Can you help?
The first thing to do is phone your solicitor and enquire if they are on the lender panel. Otherwise you can call HSBC Bank who may be able to assist.
My stepmother informed me that in purchasing a property in Morriston there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are anumerous of properties in Morriston which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Morriston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Morriston CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
We have a mortgage agreed in principle with Leeds Building Society. Morriston conveyancing lawyers were chosen. How long does it take for Leeds Building Society to send the offer to the solicitor?
There is no definitive answer here. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Should our solicitor be making enquiries concerning flooding during the conveyancing in Morriston.
Flooding is a growing risk for solicitors dealing with homes in Morriston. There are those who buy a property in Morriston, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Morriston. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover if the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could bring a claim for damages as a result of such an incorrect response. The purchaser’s conveyancers should also commission an environmental search. This should indicate whether there is a recorded flood risk. If so, further investigations should be initiated.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Morriston is the location of the property. Is there any guidance you can impart?
Flying freeholds in Morriston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Morriston you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morriston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Taking into account that I will soon part with 450k on a garden flat in Morriston I wish to have a conversation with the conveyancer concerning theconveyancing before instructing the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in Morriston.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Morriston should be the figure that you end up paying.
My conveyancers in Morriston have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.