Me and my partner are intending to acquire a 1 bedroom flat in Ystalyfera with a mortgage. We wish to retain our Ystalyfera solicitor, however the lender says she’s not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or continue with our Ystalyfera solicitor as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. 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. Another option that might be available is for your Ystalyfera conveyancing solicitor to apply to be on the conveyancing panel.
Last December we completed a house move in Ystalyfera. We have noticed several issues with the house which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Ystalyfera?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Ystalyfera. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire called a Seller’s Property Information Form. answers ends up being inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ystalyfera.
As someone not used to the Ystalyfera conveyancing process what is your top tip you can give me for the house moving process in Ystalyfera
You may not hear this from too many lawyers but conveyancing in Ystalyfera or throughout Neath Port Talbot is often a confrontational process. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the ownership transfer. E.g., the vendor, estate agent and sometimes a mortgage company. Selecting a lawyer for your conveyancing in Ystalyfera should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to protect your best interests and to keep you safe.
On occasion a third party with a vested interest will try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your mortgage broker may advise you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
As co-executor for the will of my father I am disposing of a house in Newport but live in Ystalyfera. My conveyancer (who is 250 kilometers from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Ystalyfera to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Ystalyfera
My husband and I today discovered that one of the directors of the law firm acting on the purchase conveyancing in Ystalyfera is a relative of the owners that we are buying from. Is this acceptable?
Provided there is no conflict of interest this is permitted. If you are needing mortgage finance then the lender may have a say as many banks have specific requirements concerning this. For example for Bradford & Bingley as of 18/4/2019, the requirements read as follows :