My fiance and I are looking to purchase a flat in Deganwy and are in fact using a Deganwy conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this morning contacted us to advise us that there is now an issue as our Deganwy solicitor is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also act for the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Deganwy solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Do lenders provide you with an approved list of Deganwy conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Deganwy conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I am assisting my step-mother sell her flat in Deganwy. Will the conveyancing solicitor order an EPC or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s was retained a mandatory part of selling a property. An EPC needs to be commissioned prior to the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Deganwy conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with long established local assessors
Have just purchased a repossessed house at auction in Deganwy. Conveyancing is necessary. What are my next steps?
Now that you have legally bound yourself to purchase you now have to instruct a conveyancing lawyer soon as you are faced with a pending a drop dead date to complete the deal. All auction property will have an associated legal set of papers. This will include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Deganwy solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have recently realised that I have Fifty years left on my lease in Deganwy. I need to get lease extension but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the landlord. On the whole an enquiry agent would be helpful to carry out a search and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Deganwy.
Deganwy Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
Is there a share of the freehold? How many years are left on the lease? Who are the managing agents?
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.