I am one month into the sale of my apartment in Torfaen and the EA has just telephoned to advise that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Torfaen ?
UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I require conveyancing for an apartment in a fairly new development (6 years old) in Torfaen. 95% of the appartments are already disposed of. Is it strictly necessary to order local searches as part of conveyancing in Torfaen?
If you getting a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Torfaen conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to another solicitor for your conveyancing in Torfaen.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Torfaen. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Torfaen
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Taking into account that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Torfaen I would like to talk to a lawyer regarding thehouse move prior to giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer who will be doing your property ownership legalities in Torfaen.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Torfaen should be the amount on the final invoice that you are charged.
I need to appoint a conveyancing solicitor for my conveyancing in Torfaen. I have stumble across a site which seems to have the ideal solution If it is possible to get all formalities completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?