I am in the process of selling my flat in Abertridwr and the estate agent has just text me to advise that the buyers are changing their property lawyer. The excuse is that the bank will only work with property lawyers on their approved list. Why would a leading lender only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Abertridwr ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
We see that you have a post code search directory identifying solicitors on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Abertridwr?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Abertridwr.
What is the difference between a licensed conveyancer and conveyancing solicitor in Abertridwr
There are many registered licenced Conveyancers in Abertridwr and Solicitor practices in Abertridwr who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a ground floor flat in Abertridwr. Do I pick up the keys to the premises on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Abertridwr?
On the day of completion you will not be required to go to the conveyancers office in Abertridwr. Your solicitors will electronically transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am buying a property in Abertridwr. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Coventry BS your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Abertridwr.
Just bought a semi-detached house in Abertridwr , how long will it take for the Land Registry to record my title? My Abertridwr conveyancing solicitor has been very slow, so I want to check that my ownership is recorded.
As far as conveyancing in Abertridwr is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present roughly three quarters of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser has moved in to the premises thus 'speed' is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Abertridwr is where the house is located. Is there any guidance you can give?
Flying freeholds in Abertridwr are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abertridwr you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abertridwr 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 property.