Unfortunately I am unable to travel far from Penarth. Is there a reason why all Penarth solicitors aren't included on all mortgage company panels?
Before the recession most banks had an approach to risk which is different from today. The financial regulator in 2010 instigated a thematic review into fraud which concluded: know the solicitors on your panel. Accordingly, banks have since looked to extract more data from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the lenders insisted on.
As a novice what is the most important number one tip you can impart regarding purchase conveyancing in Penarth?
Not many law firms or advisers will tell you this but conveyancing in Penarth and elsewhere in Vale Of Glamorgan is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the home moving process. For example, the vendor, estate agent and on occasion your mortgage company. Selecting a law firm for your conveyancing in Penarth should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your legal interests and to keep you safe.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you must always trust your solicitor above all other parties when it comes to the legal transfer of property.
In scouring online forums for a recommended lawyer in Penarth, many post that I must instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Penarth Conveyancing Quality Scheme practices have obtained certification by the law Society CQS was created to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise practices who provide a quality residential conveyancing. Penarth is one of the many areas in England and Wales in which CQS are located. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Penarth? or I am told that there is a law dating back centuries that could mean that homeowners residing in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this suitable for conveyancing in Penarth?
Unless a previous purchase of the house completed after 12 October 2013 you could assume that conveyancing practitioners carrying out conveyancing in Penarth to remain recommending a chancel search and or chancel repair liability insurance.
I have todaybecome aware that Stirling Law have closed. They carried out my conveyancing in Penarth for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Penarth conveyancing specialists.
Should I go with a Penarth conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can carry out the legal work however her office is 400miles drive away.
The primary upside of using a high street Penarth conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must trump using an unknown Penarth conveyancing solicitor solely due to them being local.