We are hoping to buy a 2 bedroom flat in Saltney with a mortgage. We like our Saltney lawyer, however the lender says he's not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel firms or keep our Saltney as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to insist that the lender use our Saltney ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Saltney conveyancing lawyer to apply to be on the conveyancing panel.
A colleague informed me that in purchasing a property in Saltney there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Saltney which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Saltney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer advises that chancel insurance is necessary on my purchase. What is the level of cover for Saltney conveyancing?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing practitioners as opposed to borrowers take out such policies.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Saltney solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the lawyer has mentioned Chancel Repair for which the property may be obligated to pay because it falls into the area of such a church. He has recommended insurance. Is this really required for conveyancing in Saltney
Unless a prior purchase of the property completed after 12 October 2013 you could assume that solicitors delivering conveyancing in Saltney to continue to advocate a chancel search and or chancel repair liability insurance.
I used Wolstenholmes several years past for my conveyancing in Saltney. Now, I need the files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Saltney of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm converting the mortgage on my current property to a BTL mortgage with and intend to use the remaining equity towards further property. The neighborhood we are interested in is Saltney. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Make use of our search tool on this site to be sure that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer will be able to simultaneously deal with the two deals but you should talk with you lawyer and make clear your desired outcome and requirements.