I am progressing with the sale of my home in Llanddulas and the estate agent has just telephoned to say that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only deal with certain solicitors rather the firm that they want to select for their conveyancing in Llanddulas ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Can your site be used to find a Conveyancing solicitor in Llanddulas even if I’m not purchasing or disposing of a house, for instance where I want to acquire a shop in Llanddulas with a loan from Accord Mortgages Ltd?
The service is mainly utilised to get a quote from domestic conveyancing solicitors in Llanddulas but we have listed at the end of this page some Llanddulas commercial conveyancing firms. You should enquire with the company directly to check if they can also act for Accord Mortgages Ltd
I used Arc property Solicitors several years past for my conveyancing in Llanddulas. Now, I need my files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Llanddulas of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a house in Llanddulas in advance of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks tend not grant a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanddulas. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanddulas to see if the conveyancing costs will increase in light of this.
As co-executor for the will of my aunt I am disposing of a house in Newport but I am based in Llanddulas. My lawyer (based 300 miles awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Llanddulas to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are located in Llanddulas