We wanted to use a conveyancing solicitor in Tintern for our house purchase. Our broker informed us that our mortgage company Barnsley Building Society won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all Tintern conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms relating to their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Tintern 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. Tintern is amongst the many locations where the lawyers showing on our search results are members of the panel for Barnsley Building Society.
What does a local search tell me about the house I am purchasing in Tintern?
Tintern conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Tintern conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Me and my brother have a 4 bedroom Victorian property in Tintern. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tintern and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I was recommended by a number of property agents in Tintern to find a conveyancer on your site. What’s the financial inducement for Estate Agents to recommend your services rather than alternative conveyancing organisations?
We refuse to offer any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
As co-executor for the will of my grandmother I am selling a residence in Monmouth but I am based in Tintern. My solicitor (who is 200 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Tintern to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Tintern based