I hired a high street firm for our conveyancing in Pembrokeshire recently. Upon checking the terms of engagement it is apparent thatI am on the hook for fees even where the conveyance does not complete. Should I go with them or instruct a web based lawyer advertising no-sale-no-fee conveyancing in Pembrokeshire?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to offset those cases that do not proceed. You should be mindful that these promotions tend not to protect you from expenditure for example Pembrokeshire conveyancing search charges.
I had intended to instruct a property lawyer in Pembrokeshire for our home move. Our financial adviser informed us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all Pembrokeshire conveyancing firms would have been on many mortgage company panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Pembrokeshire conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Pembrokeshire is amongst the numerous areas where the conveyancers we recommend are members of the panel for Santander.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Pembrokeshire is where the house is located. Is there any guidance you can impart?
Flying freeholds in Pembrokeshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pembrokeshire 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 Pembrokeshire may decide 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 property.
My partner has encouraged me to use his conveyancers in Pembrokeshire. Should I use them?
There are no two ways about it the ideal way to find a conveyancing solicitor is to seek recommendations from friends or family who have actually previously instructed the firm you're considering.
The mortgage broker has recommended their property lawyer for our conveyancing in Pembrokeshire - won’t it be easier to just use them?
This is not necessarily the case and you are at liberty to use whichever property lawyer you prefer for your Pembrokeshire home move. A lawyer recommended by an estate agent may not always be the right conveyancer, they may suggest their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.