Please help. My Carmarthenshire lawyer is assuring me that he is legally obliged toorder Carmarthenshire conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Carmarthenshire conveyancing searches.
I need some fast conveyancing in Carmarthenshire as I am under an ultimatum to complete within one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Carmarthenshire the following are instances of issues that can be revealed and therefore affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I decided to have a survey done on a house in Carmarthenshire in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carmarthenshire. Conveyancing may be slightly more expensive based on your lender's requirements.
What does commercial conveyancing in Carmarthenshire cover?
Non domestic conveyancing in Carmarthenshire covers a broad range of services, given by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Myself and my partner have just had an offer accepted on a house and had an appointment on Wednesday with HSBC for the mortgage. They advised me that when it comes to choosing a solicitor that unless they are on their approved panel of conveyancers then we will incur a further fee of £200. This is because they would then have to appoint a property lawyer to act for them as well as the one we appoint on our behalf and we will be on the hook for their costs. I have requested HSBC to send me with a list so I can obtain quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
You should ask HSBC what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for HSBC historically. If the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search facility and we may be able to find you a conveyancer in Carmarthenshire on the panel for HSBC.