My fiance and I are planning to acquire a property in Fishguard and are in fact using a Fishguard conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays Direct have this afternoon contacted us to advise us that they have now hit a problem as our Fishguard lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the mortgage company. 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 Accreditation Scheme. Your solicitor should contact your mortgage company 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 Fishguard solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are getting the release of further funds on our mortgage from Virgin Money as we want to conduct a loft conversion to our home in Fishguard. Are we obliged to choose a bricks and mortar Fishguard solicitor on the Virgin Money conveyancing panel to deal with the paperwork?
Virgin Money don't usually require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
After months of negotiation I have agreed a price on an apartment in Fishguard. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Shortly after, the property lawyer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being pedantic. The Fishguard solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
How does conveyancing in Fishguard differ for new build properties?
Most buyers of new build premises in Fishguard contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Fishguard usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Fishguard or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Fishguard before retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fishguard. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fishguard to see if the conveyancing costs will increase in light of this.
Me and myfiance and I are are seeking to find a responsive conveyancing lawyer in Fishguard to help me sell my apartment. I want to avoid being ripped off and there's various Fishguard conveyancing practices out there...who do I opt for?
To get quotes for your move via conveyancing firms that undertakes services in Fishguard please use our quote tool.