Is the fact that my conveyancer in Miskin is not listed on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a 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 solicitor 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 practice and ask them why they are no longer on the approved list for your lender.
Our grandson is in the process of securing a house that has just been built in Miskin with a mortgage from Coventry BS. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
When does exchange of contracts happen for domestic conveyancing in Miskin and am I required to be at the lawyers office?
If you are near to one of the conveyancing solicitors in Miskin you are welcome to come in to sign documents. However, the law practices we recommend provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you electronically. The executing of the contract is not the critical part. Signing on the dotted line simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Miskin)to be in the office available at the end of the phone to exchange contracts.
I opted to have a survey done on a property in Miskin before instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will refuse to grant a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Miskin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Miskin to see if the conveyancing costs will increase in light of this.
My estate agent has recommended their solicitor for the conveyancing in Miskin - won’t it be advisable to just instruct them?
You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a conveyancing practitioner. There are plenty of Miskin estate agents who recommend two or three Miskin conveyancing firms purely based on those lawyers offering a great service.