My fiance and I are planning to purchase a house in Llay and are in fact using a Llay conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Platform Home Loans Ltd have this morning contacted us to inform me that they have now hit a problem as our Llay lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. 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 property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Llay lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
My wife and I have recently appointed a conveyancing solicitor in Llay. I I would like to check whether they are accepted on the The Royal Bank of Scotland approved list of lawyers. Could you assist?
The first thing you should do is contact the solicitor and ask them whether they can act for the lender. Alternatively you should get in touch with The Royal Bank of Scotland who may be able to assist.
My bid for a property was accepted at auction in Llay. Conveyancing is required. What happens now?
Given that you are now exchanged you should retain a conveyancing practitioner soon as you are faced with a fast approaching a drop dead date to complete the deal. All auction property should have an associated legal pack. This will include evidence of title and search results. In the case of leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to the lawyer working for you at the earliest opportunity. Do make sure that your finances are in order to complete on the on the contractual date .
Can you help - my lawyer advises that breach of easement insurance is necessary on my purchase. What is the level of cover for Llay conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
I currently have a mortgage with Nottingham for my property in Llay. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?
Nottingham must be informed of your intention in advance of renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
I need to find a conveyancing solicitor for some conveyancing in Llay. I happened to land on a site which appears to be the perfect answer If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
On the hunt for a conveyancing solicitor in Llay. I did have one sorted but he's not on the approved list of Co-operative. It seems that nowadays most banks only allow property lawyers on their panel. Extremely frustrating limiting the choice for the paying public. Is it possible for you to refer me to a trustworthy Llay conveyancer that would assist us as well as represent Co-operative?
The purpose of this site is restricted to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Co-operative in certain areas for example Llay . We dont recommend any specific property lawyer.