Am I correct in assuming that the fact that my conveyancer in Wenvoe is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?

That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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) 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. Where you are concerned you should contact the Wenvoe conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

I have given 8 weeks notice to my current landlord and must vacate my rented apartment in Wenvoe by the end of next month. Conveyancing for my house purchase has just started. Can I complete in three weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not provide notice for your tenancy until you have exchanged. If you have not already done so, update to your conveyancer and urge them to they chase the sellers lawyers, try to an acceptable time-line that everyone will aim to achieve

We were going to get a DIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Wenvoe solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Wenvoe solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Wenvoe building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Wenvoe conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancer must comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being pedantic. The Wenvoe solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly identified during conveyancing in Wenvoe?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Wenvoe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Can a conveyancer remove a name from the title of my property in Wenvoe ?

Extracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor