Am I correct in assuming that the fact that my solicitor in Morriston is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Morriston conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am purchasing a property for cash in Morriston. I have resided for the previous Seventeen years in Morriston. Conveyancing searches are exorbitant. As I know the road and vicinity intimately must I have all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Morriston conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . Do take into account; if you are intend to dispose of the house at a future date, it will be of relevance to your future purchaser what the searches disclose. On occasion premises with no practical issues can still reveal unpredicted search results. A competent conveyancing solicitor in Morriston will provide you some practical advice concerning this.
Finally the sale completed on my house in Morriston last April but the buyer keeps telephoning me to moan that her solicitor needs to hear from mine. What should have happened now that I have sold?
Following your disposal your lawyer should send the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also evidence that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion formalities unique to conveyancing in Morriston.
We wanted to use a conveyancing solicitor in Morriston for our home move. Our broker has since notified us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unfair competition?
A bank will insist on an approved solicitor act for it. You would be expected to bear the charges for this. Please make use of our tool to choose a solicitor to conduct conveyancing in Morriston on the Santander approved list of solicitors.
I bought my flat on 10 August and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Morriston expressed confidence that it will be dealt with in less than a month. Are titles in Morriston particularly slow to register?
As far as conveyancing in Morriston is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. Currently roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected once the purchaser is living at the premises so an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are purchasing a 2 bedroom flat in Morriston. When we first instructed solicitor, they assured us that they were on all mainstream lender panels. Our financial adviser emailed yesterday to say that they don't seem to be on the Kent Reliance approved list. If it turns out to be true, what should we do? Should we simply find a new lawyer that is on their panel or should we pay for separate representation, with Kent Reliance selecting their own preferred property lawyer.
Where you are acquiring a property with the assistance of a mortgage it is usual for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to fulfill. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Kent Reliance's conveyancing panel and you may continue to use your own Morriston solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another property lawyer into the mix.