I am purchasing a flat in Bagillt. My Solicitor is not on the lender conveyancing panel. Is it possible for me to retain my Bagillt conveyancing solicitor even though they are not on the bank approved list?
You must instruct a conveyancer to deal with the formalities when you need a mortgage to buy your property. They will carry out all the relevant investigations on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You may instruct a Bagillt lawyer of your choice. However, if the property lawyer appointed is not on the mortgage company approved list supplemental charges will arise as separate legal representation will be required by them. Bank panel applications may be submitted, so where your lawyer has not in the past applied for membership they can do so.
I am purchasing a brand new flat in Bagillt and my conveyancer is informing me that she has to the mortgage company to disclose incentives from the builder. I am under pressure to exchange and I have no desire to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Having sold my house in Bagillt last August but our buyer keeps Skype messaging daily to moan that her lawyer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer should also evidence that the home loan has been discharged to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Bagillt.
I am selling our home in Bagillt and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Bagillt conveyancer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Bagillt. We have lived in Bagillt for many years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I purchased a semi-detached Edwardian property in Bagillt. Conveyancing lawyer acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Chelsea Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bagillt and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.