I am selling my apartment in Meliden and the EA has just text me to advise that the buyers are changing their property lawyer. The reason given is that the bank will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Meliden ?
Banks have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been tightened 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 claims that it is hearing daily from firms 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. Your buyers are unlikely to have any impact on this.
I require conveyancing for an apartment in a relatively new development (seven years built) in Meliden. Almost all the flats are already disposed of. Do I need carry out the local searches as part of conveyancing in Meliden?
You would be taking a significant risk in not carrying out Meliden conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where accelerating the process and driving down costs are top of your issues you should discuss with your solicitor about the possibility of search insurance
2 months have elapsed since my purchase conveyancing in Meliden concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I use the search tool to choose a conveyancing solicitor in Meliden on the panel for my bank?
Step one is to pick a bank such as Yorkshire Building Society, Bank of Scotland or Clydesdale then type in your preferred area for instance Meliden. Conveyancing firms in Meliden and nationally should be listed.
Why do Meliden conveyancing charges differ for leasehold and freehold properties?
Inevitably there is more work needed in leasehold conveyancing. Meliden has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.