Am I correct in assuming that the fact that my conveyancer in Morriston is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible 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) low volume 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 simply call the Morriston conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Morriston. The vast majority the appartments are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Morriston?
You would be opening yourself up to an unnecessary risk in failing carrying out Morriston conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. If accelerating the process and price are primary concerns you should discuss with your conveyancer about the options such as contingency insurance available to you
I used Action Conveyancing several years past for my conveyancing in Morriston. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Morriston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
As co-executor for the will of my aunt I am disposing of a property in Newport but reside in Morriston. My solicitor (based 260 miles from meneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Morriston who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Morriston based
I am hoping to acquire a repossessed flat in Morriston and the mortgagee in possession would like to complete within 28 days. Can a property lawyer meet that timeframe? Am I best advised to select a high street Morriston firm or an online firm that professes to complete quickly?
Visit your Morriston high street. Go in to 3 firms and request to see a conveyancing solicitor for an estimate. Set out your situation and try and obtain a commitment on deadlines. Appoint the firm that comes across as most efficient. Make sure to select a conveyancer on the panel of lawyers acceptable to your lender.