Am I correct in assuming that the fact that my conveyancer in Aberdaron is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible 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 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 Aberdaron conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I have just purchased a house in Aberdaron. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Aberdaron?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Aberdaron. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the process, a seller completes a questionnaire known as a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Aberdaron.
How do I discover of the solicitor conducting my conveyancing in Aberdaron is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus paying £192.00 in another set of conveyancing fees.
You should make use of the search tool on this site. Pick the lender and type ‘Aberdaron’ or your location and you will be presented with numerous solicitors offices in Aberdaron or by proximity to you.
I used Wolstenholmes a few years ago for my conveyancing in Aberdaron. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aberdaron of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £305k and found one near me in Aberdaron I like with a park and station in the vicinity, however it only has 51 years on the lease. There is not much else in Aberdaron in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.