Me and my fiance are purchasing a 2 bedroom flat in Caerwys with a mortgage. We wish to retain our Caerwys conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Caerwys conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the bank use our Caerwys conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Caerwys conveyancing lawyer to apply to be on the conveyancing panel.
I am purchasing a property mortgage free in Caerwys. I have been living for the last Seventeen years in Caerwys. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Caerwys conveyancing searches are non-obligatory. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . Do consider; if you are intend to sell the house one day, it may be of importance to your future purchaser what the searches contain. There are plenty of instances where houses with day to day issues can still reveal negative search results. A good conveyancing solicitor in Caerwys will be able to give you some sensible advice in this regard.
We are planning to acquire a property and need a conveyancing solicitor in Caerwys who is on the Clydesdale conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Caerwys.
We are close to exchanging contracts on the sale of our property in Caerwys and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Caerwys conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in Caerwys. We have lived in Caerwys for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? 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 health insurance to cover that same sickness)
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Caerwys is the location of the property. Can you shed any light on this issue?
Flying freeholds in Caerwys are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caerwys you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caerwys may determine 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 premises.