Me and my partner are hoping to purchase a 2 bedroom apartment in Hawarden with a mortgage. We would like to retain our Hawarden conveyancer, however the mortgage company advise he's not on their "panel". It seems we have little option but to appoint one of the bank panel solicitors or retain our Hawarden conveyancer as well as pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to require that the mortgage company use our Hawarden conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hawarden conveyancing solicitor to apply to be on the conveyancing panel.
I require conveyancing for an apartment in a fairly new development (seven years old) in Hawarden. 95% of the properties have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Hawarden?
Conveyancing Searches are a critical link in the Hawarden conveyancing process. There are numerous search providers who offer Hawarden conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
We are buying a flat and require a conveyancing solicitor in Hawarden who is on the Yorkshire BS solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Hawarden.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Hawarden. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/5/2022, the requirements read as follows :
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Hawarden is where the house is located. Is there any guidance you can impart?
Flying freeholds in Hawarden are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hawarden you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hawarden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.