lenderpanel

Find a Maesteg Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Maesteg? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Maesteg transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Maesteg conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Maesteg

I am progressing with the sale of my house in Maesteg and the estate agent has just called to warn that the purchasers are swapping law firm. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a big named lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Maesteg ?

Banks have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 sway in the decision.

As someone not used to the Maesteg conveyancing process what’s your top tip you can give me concerning the legal transfer of property in Maesteg

Not many law firms shout this from the rooftops but conveyancing in Maesteg and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for conflict between you and others involved in the transaction. For example, the seller, property agent and on occasion the mortgage company. Choosing a solicitor for your conveyancing in Maesteg an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to protect your best interests and to protect you.

On occasion a potential adversary may try and convince you that you should follow their advice. As an example, the estate agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

How can we tell if a Maesteg conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Maesteg obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.

I can not fathom if my lender requires a lease extension. I have telephoned my Maesteg bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Maesteg conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?

Provided that the solicitor is on the bank approved list, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After months of negotiation I have agreed a price on an apartment in Maesteg. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £225. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require quick conveyancing in Maesteg as I am faced with pressure to complete within one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

As you are not obtaining a mortgage you have the choice not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Maesteg the following are instances of issues that can show up and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Maesteg is where the house is located. Is there any advice you can impart?

Flying freeholds in Maesteg are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maesteg you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maesteg may determine 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.

Last updated

Find out more about how flying freehold can affect your the value of a property.