I am 3 weeks into the sale of my maisonette in Gwynedd and the EA has just called to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Gwynedd ?
UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Banks blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We are close to exchanging contracts on the sale of our property in Gwynedd and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Gwynedd. We have lived in Gwynedd for many years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with 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 illness)
I used Stirling Law a few years ago for my conveyancing in Gwynedd. Now, I need my documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gwynedd of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Gwynedd differ for new build properties?
Most buyers of new build residence in Gwynedd come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Gwynedd tend to buy the site, 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 Gwynedd or who has acted in the same development.
Given that I am about to spend hundreds of thousands of pounds on a garden flat in Gwynedd I would like to talk to a lawyer concerning thehome move in advance of appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be doing your property ownership legalities in Gwynedd.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Gwynedd should be the figure that you end up paying.