Am I correct in assuming that the fact that my solicitor in Y Felinheli is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. 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 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 simply call the Y Felinheli conveyancing firm and ask them why they are no longer on the approved list for your bank.
It is is a decade since I acquired my house in Y Felinheli. Conveyancing lawyers have now been appointed on the sale but I am unable to find the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by the lender or they could stored with the conveyancers who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Y Felinheli relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
My wife and I purchasing a end of terrace house in Y Felinheli. We would like to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these alterations are permitted?
Your solicitor should check the deeds as conveyancing in Y Felinheli can occasionally reveal restrictions in the title deeds which prevent certain alterations or require the consent of a 3rd party. Some additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I am buying a property in Y Felinheli. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to TSB where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Y Felinheli.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Y Felinheli conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
My friend recommended that where I am buying in Y Felinheli I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Y Felinheli conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Y Felinheli around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Y Felinheli Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Y Felinheli Education with maps and statistics, Local Amenities and other useful data regarding Y Felinheli.
I used Arc property Solicitors a few years past for my conveyancing in Y Felinheli. Now, I need my files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Y Felinheli 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.