Is the fact that my solicitor in Rowen is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Rowen conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am purchasing a property for cash in Rowen. I have resided for the previous 20 years in Rowen. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Rowen conveyancing searches are at your discretion. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but she is duty bound to do this. One thing to consider; if you are intend to sell the house at a future date, it could be of interest to your future buyer what the searches disclose. On occasion premises with day to day issues can still throw up unexpected search results. A competent conveyancing solicitor in Rowen should provide you some helpful guidance here.
Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Rowen?
Its becoming the norm that commercial conveyancing solicitors in Rowen will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Rowen. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rowen.
For every commercial conveyancing transaction in Rowen it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Rowen commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Rowen.
Me and my brother purchased a semi-detached Georgian property in Rowen. Conveyancing solicitor acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rowen and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
As co-executor for the estate of my uncle I am selling a house in Neath but live in Rowen. My conveyancer (based 300 miles from merequires that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Rowen who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Rowen based
I am an executor of my recently deceased aunt’s Will, with a bungalow in Rowen which is to be marketed. The house has never been registered at the Land Registry and I'm told that many purchasers will insist that it is done before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.