Our mortgage company has recommended a law firm on their panel based in Meliden but I would rather instruct a conveyancing lawyer in Meliden round the corner to me. Are you able to assist?
Not all Meliden conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above search tool to identify a Meliden conveyancing solicitor on the on the bank panel.
What does a local search inform me concerning the house my wife and I purchasing in Meliden?
Meliden conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Meliden conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
My wife and I own a semi-detached Georgian house in Meliden. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Meliden and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing lawyer who conducted the purchase.
In my capacity as executor for the will of my uncle I am selling a property in Swansea but live in Meliden. My conveyancer (approximately 235 miles from merequires that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Meliden to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Meliden
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the apartment we contacted the mortgage company to go forward with his. We were shocked to learn that banks do not accept all lawyer, they must be on their panel, is this right?
Lenders normally restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Meliden solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.