Am I correct in assuming that the fact that my conveyancer in Treforest is not listed on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. If you are concerned you should contact the Treforest conveyancing practice and ask them why they are no longer on the approved list for your bank.
We note that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Treforest?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Treforest.
I need some expedited conveyancing in Treforest as I am under pressure to exchange contracts in less than one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at free not to have searches carried out although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Treforest the following are instances of issues that can appear and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Treforest is where the house is located. What do you suggest?
Flying freeholds in Treforest are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Treforest you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Treforest may decide 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 residence.
My father-in-law has suggested that I appoint his conveyancers in Treforest. Do I follow his advice?
No doubt the ideal way to choose a conveyancing lawyer is to seek guidance from friends or family who have actually experience in using the solicitor you're considering.
We have just discovered that one of the directors of the solicitors acting on the purchase conveyancing in Treforest is a relative of the owners that we are buying from. Is this allowed?
As long as no conflict arises this should be fine. Where you are obtaining a home loan then the mortgage company may have a say as many lenders have specific instructions on this. For example for Royal Bank of Scotland -Natwest One as of 20/4/2024, the requirements read as follows :