I am in the process of selling my home in Pentre Halkyn and the EA has just called to warn that the buyers are switching law firm. The reason given is that the lender will only work with property lawyers on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Pentre Halkyn ?
Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
We are soon to exchange on the purchase of a house in Pentre Halkyn but as a consequence of damage from a small fire at the property I have was able negotiate compensation from the owner in the sum of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement yet UBS are not allowing this. Should they have been involved?
Your property lawyer that is on a UBS conveyancing panel is obliged to inform UBS of any changes to the sale price. If you prohibit your conveyancer to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Pentre Halkyn.
Having sold my house in Pentre Halkyn last June yet the purchaser is e-mailing daily complaining that her solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your lawyer should send the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion procedures just for conveyancing in Pentre Halkyn.
I moved into my house on 8 September and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Pentre Halkyn expressed confidence that it would be recorded in less than a month. Are properties in Pentre Halkyn particularly slow to register?
There is nothing unique when it comes to conveyancing in Pentre Halkyn registration formalities. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. As of today approximately three quarters of submission are fully dealt with within 12 days but some can be subject to protracted hold-ups. Historically registration is effected once the new owner is living at the property thus 'speed' is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
What tools are available to search for a Pentre Halkyn solicitor on the Aldermore conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please select a lender and your location and you will see a number of Pentre Halkyn conveyancing lawyers locally. We have listed some Pentre Halkyn conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Aldermore approved list