My wife and I are looking to buy a house in Fforestfach and have appointed a Fforestfach conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Godiva Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Fforestfach lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent 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 lender 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 bank's conveyancing panel and you may continue to use your own Fforestfach solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I am purchasing a flat and need a conveyancing solicitor in Fforestfach who is on the Lloyds TSB Bank solicitor. 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 listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Fforestfach. We dont recommend any particular firm.
My wife and I own a terraced Georgian house in Fforestfach. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fforestfach and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.
I am looking into buying my first house which is in Fforestfach and I am already nervous. I couldn't find anything specific about Fforestfach. Conveyancing will be needed in due course but do you know about the Fforestfach area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Fforestfach. In the meantime here are some basic statistics that we found
The conveyancers carrying out our conveyancing in Fforestfach has forwarded documents to review that show the land is unregistered with epitome documents. Surely all property in Fforestfach should be registered?
Almost all property in Fforestfach is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Fforestfach conveyancing solicitors will be able to handle such matters but where uncertainty prevails the conventional proposition nowadays is for the current owners to register it first and thereafter sell - this undoubtedly cause a drawn-out home move.