My wife and I are looking to acquire a home in Abertillery and have appointed a Abertillery conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this evening contacted us to advise us that they have now hit a problem as our Abertillery lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Abertillery lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Why do I have to pay up front for conveyancing in Abertillery?
If you are buying a property in Abertillery your solicitor will ask you place them with monies to cover the search fees. Ordinarily this is needed to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this should be asked for immediately in advance of contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.
My uncle pointed out to me me that in purchasing a property in Abertillery there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Abertillery which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Abertillery should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Abertillery. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Abertillery solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the solicitor has raised the issue of Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Abertillery
Unless a prior purchase of the property took place post 12 October 2013 you may take it that solicitors delivering conveyancing in Abertillery to continue to recommend a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Abertillery is where the house is located. Can you offer any assistance?
Flying freeholds in Abertillery are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Abertillery you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abertillery may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.