Is the fact that my solicitor in Miskin is not on my mortgage company's solicitor panel that there is a problem with the quality of his work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Miskin conveyancing firm and enquire why they are no longer on the approved list for your lender.

All was ready to move into my new home in Miskin next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in Miskin.

I just acquired a flat at auction in Miskin. Conveyancing is required. What are my next steps?

Now that you are exchanged you should instruct a conveyancing practitioner soon as you now have a fast approaching a fixed date to complete the purchase. An auction property will ordinarily have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .

is it true that all Miskin solicitors on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

We had appointed conveyancing lawyers located in Miskin on the Bank of Ireland solicitor panel. They are now charging me a separate charge for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. This fee is not dictated by Bank of Ireland but by your Miskin solicitor. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.

Just had an offer accepted on a new build flat in Miskin. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Miskin

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I own a leasehold flat in Miskin. Conveyancing and HSBC Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Miskin who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Miskin conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Miskin Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

How is the lease structured? Generally speaking the outlay for major works are not included within maintenance charges, although a few managing agents in Miskin require leasehold owners to contribute towards a reserve fund and this is used to offset against major works. The prefered form of lease arrangement is a share of the freehold. In this situation the lessees benefit from control and even though a managing agent is usually retained where it is larger than a house conversion, the managing agent retained by the leaseholders.