My husband and I are planning to acquire a house in Ammanford and are in fact using a Ammanford conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Aldermore have this evening contacted us to advise us that they have now hit a problem as our Ammanford solicitor is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for 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 Accreditation Scheme. Your property lawyer should contact your mortgage company 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 are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Ammanford lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Do banks and building societies provide you with an approved list of Ammanford conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Ammanford conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
I'm the single beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Ammanford. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the lender as this obligation is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
When it comes to mortgage companies such as Clydesdale, do Ammanford conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with Barclays. Ammanford conveyancing solicitors have been instructed. How long does it take for Barclays to forward the offer to the conveyancer?
There is no definitive answer here. Have Barclays conducted the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Due to the input of my in-laws I had a survey completed on a house in Ammanford prior to appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks will refuse to issue a loan on such a house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ammanford. Conveyancing will be smoother if you use a solicitor in Ammanford especially if they are acquainted with such properties in Ammanford.
A conveyancing company handled my conveyancing in Ammanford half a dozen years ago and was holding my title documents but has now closed – What can I do to retreive these?
Title deeds, as such, are no longer appropriate for most properties in Ammanford are recorded electronically at Land Registry. Where you need to prove evidence of proprietorship or are selling or refinancing your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.