I am hoping to receive a mortgage with Lloyds. My intention is to instruct a Licensed Conveyancer in Narberth. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I sincerely hope you can help me. My Narberth solicitor is advising me that he has toapply for Narberth conveyancing searches asthe firm are on the Santandersolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Narberth conveyancing searches.
My property lawyer in Narberth is not on the The Royal Bank of Scotland Solicitor Panel. Can I still retain my prefered solicitor even though they are excluded from the The Royal Bank of Scotland approved list?
Your options are as follows:
- Carry on with your existing Narberth lawyers but The Royal Bank of Scotland will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall legal charges and cause frustration.
- Find a new practitioner to act in the purchase, obviously checking they are on the The Royal Bank of Scotland panel
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial site in Narberth?
Its becoming the norm that commercial conveyancing solicitors in Narberth will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Narberth. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Narberth.
For every commercial conveyancing transaction in Narberth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Narberth commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Narberth.
Due to the guidance of my in-laws I had a survey completed on a house in Narberth prior to instructing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may not issue a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Narberth. Conveyancing will be smoother if you use a solicitor in Narberth especially if they are acquainted with such properties in Narberth.