Unfortunately I am unable to travel far from Holyhead. Can you please explain the reason why all Holyhead property lawyers aren't included on all lender panels?
Before the recession most banks demonstrated an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which concluded: know the solicitors on your panel. As a result, banks have subsequently soughtmore information from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the mortgage companies set.
I am soon to exchange on the purchase of a property in Holyhead but as a consequence of damage from a small fire at the property I have managed to agree compensation from the seller of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Yorkshire BS will not permit this. Why were they involved?
Your lawyer being on a Yorkshire BS conveyancing panel is obliged to disclose to Yorkshire BS of any changes to the sale price. If you were to refuse your solicitor to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Holyhead.
My uncle passed away six months ago and as sole heir and executor I was left the property in Holyhead. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Where you intend to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
Am I right to be suspicious that estate agents that I am dealing with are suggesting an online conveyancing firm rather than a local Holyhead conveyancing company?
As with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. But there are lots of people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest lawyers to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the recommendation. You are free to select your own lawyer. However, bear in mind that many banks specify a panel list of solicitors you have to use for the mortgage aspect of your transaction.
Is planning consent needed to split a single dwelling into two appartments in Holyhead? This has occurred to a property opposite to my house in Holyhead and was not aware of it happening until the works were done.
Planning Permission yes. Building Reg Approval yes.