I had intended to instruct a property lawyer in Pentraeth for our house move. Our financial adviser has since advised us that our bank Bank of Scotland won't deal with them. Surely this is unfair competition?
A mortgage company may require a panel solicitor act for it. Borrowers are liable to bear the cost of this. Try using our tool to locate a solicitor to conduct conveyancing in Pentraeth on the Bank of Scotland member panel.
My wife and I are purchasing a property in Pentraeth. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Pentraeth is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our offer on a detached house in Pentraeth has been agreed to, the vendors do nevertheless have a connected purchase. The owners have offered on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Pentraeth. What do I do now? When should I get the mortgage application with TSB started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Pentraeth conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the TSB conveyancing panel. Regarding the subsequent phase this very much depends on the specifics of your case, motivation for the property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Pentraeth.
Will our conveyancer be raising enquiries about flooding as part of the conveyancing in Pentraeth.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Pentraeth. Some people will purchase a house in Pentraeth, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their lawyers which will give them a better understanding of the risks in Pentraeth. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could bring a compensation claim as a result of such an inaccurate reply. The buyer’s lawyers may also carry out an environmental report. This will higlight if there is a recorded flood risk. If so, additional investigations will need to be made.
I used Stirling Law a few years ago for my conveyancing in Pentraeth. Now, I need my files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentraeth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Pentraeth and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Pentraeth