I have just been advised by my financial adviser that my Llantwit Fardre solicitor is not on the lender Conveyancing panel. How can I be sure that this is correct?
The first thing you need to do is to contact your Llantwit Fardre lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Can you clarify what the consequences are if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Llantwit Fardre?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What will a local search inform me regarding the property we're purchasing in Llantwit Fardre?
Llantwit Fardre conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search is essential in every Llantwit Fardre conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Llantwit Fardre is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llantwit Fardre are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llantwit Fardre you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llantwit Fardre 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.
I am 18 days into a leasehold purchase having been referred to solicitors by the high street agent to perform conveyancing in Llantwit Fardre. I am not happy. Could you you assist me in finding new solicitors?
A lawyer would have to be really poor in order to consider replacing them. Has the mortgage offer been generated? In the event that it has you will need to advise them of the new solicitor and ensure the offer are re-sent. The solicitor ideally should be on the lenders panel to avoid escalating costs and delays. That should be your first question of the new conveyancers. The search tool will assist you in finding a lender approved lawyer for your conveyancing in Llantwit Fardre