I can't travel far from Pembrokeshire. What is the rationale as to why all Pembrokeshire lawyers aren't included on all mortgage company panels?
Mortgage Companies tend to restrict either the nature or the number of conveyancing solicitors on their panel. A common example of such criteria being that the organisation needs to have at least two partners. As well as restricting the nature of firm, some banks decided to restrict the number of conveyancers they permit to act for them. It is worth noting that banks have no responsibility for the standard of conveyancing given by any Pembrokeshire conveyancing practitioner on their approved list. Mortgage fraud was a key driver in the reduction of conveyancing panels from 2008 notwithstanding that there are opposing opinions concerning the extent of solicitor involvement in some of that fraud. Data from HMLR reveal that thousands of law firms only conduct a couple of conveyances a year. Those advocating conveyancing panel culls ask why law firms should have any entitlement to be on a bank panel when it is apparent that property law is not their primary expertise?
The Pembrokeshire conveyancing firm that just started acting on my purchase in Pembrokeshire have suddenly shut down. I only went with them because I had to have a lawyer on the RBS conveyancing panel and my preferred Pembrokeshire lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
What is the difference between a licensed conveyancer and conveyancing solicitor in Pembrokeshire
There are many recorded licenced Conveyancers in Pembrokeshire and Solicitor practices in Pembrokeshire offering conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Please help - my lawyer advises that missing deeds insurance is needed on my purchase. What is the level of cover for Pembrokeshire conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
About to purchase maisonette in Pembrokeshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pembrokeshire lawyer is on the UBS conveyancing panel.
I have justfound out that Stirling Law have been shut down. They conducted my conveyancing in Pembrokeshire for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pembrokeshire conveyancing specialists.
My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Pembrokeshire for less than 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Pembrokeshire, including the sale and acquisition of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the fees this will depend on the structure and nuances of the proposed transaction. Let us have your details or call so as to enable us to provide you with a detailed commercial conveyancing quote.