My wife and I are about to complete buying a property in Llangefni but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the current proprietors of three thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but Bank of Ireland are not allowing this. Why were they approached?
Your lawyer that is on the Bank of Ireland conveyancing panel is duty bound to inform Bank of Ireland of any variations to the sale price. If you prohibit your conveyancing practitioner to report the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Llangefni.
Having sold my house in Llangefni last October but our buyer keeps e-mailing me to say his lawyer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your house sale your conveyancer is committed to deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor should also evidence that the home loan has been paid off to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Llangefni.
My wife and I purchasing a terrace house in Llangefni. Our aim is to carry out a loft conversion at the house.Will legal investigations on the property involve enquiries to ascertain if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Llangefni can occasionally reveal restrictions in the title documents which prohibit categories of changes or need the permission of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Llangefni solicitors on the UBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
I recently had an offer agreed on an apartment in Llangefni. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a conveyancing lawyer in Llangefni for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
One can read documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor call for training purposes.
Do online conveyancing companies undertake everything a local Llangefni solicitor does or must I use a solicitor for the final stages for my conveyancing in Llangefni?
If you instruct an online conveyancer they should undertake all the tasks your Llangefni conveyancer would cover.