My wife and I are planning to buy a flat in Milford Haven and are in fact using a Milford Haven conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Skipton Building Society have this morning contacted us to inform me that there is now an issue as our Milford Haven solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for 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 solicitor should contact your mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Milford Haven solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am assisting my niece sell her house in Milford Haven. Will the solicitor arrange the energy assessment or do I organise this?
After the abolition of Home Information Packs, EPC’s became a mandatory part of selling a property. An EPC should be to hand before the property is advertised. It is not a task that solicitors normally arrange. If you are using a Milford Haven conveyancing practitioner they might help arrange energy performance certificates given their contacts with long established local energy assessors
When it comes to lenders such as Principality, do Milford Haven lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
The formalities of my purchase has taken place for my property in Milford Haven. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am downsizing from our home in Milford Haven and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Milford Haven. Having lived in Milford Haven for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My husband and I are first time buyers - agreed a price, yet the property agent has warned us that the vendor will only proceed if we use their preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Milford Haven
It is improbable the sellers are driving this. Should the vendor want ‘a quick sale', alienating a motivated purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Milford Haven conveyancing firm - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing figures pre-set by senior management.
Do banks and building societies provide you with an approved list of Milford Haven solicitors? How do you know who is on the bank conveyancing panel?
Milford Haven law firm practices and firms conducting conveyancing in Milford Haven themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the bank directly.