Is the fact that my solicitor in Cardigan is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Cardigan conveyancing practice and ask them why they are no longer on the approved list for your bank.
We have very assertive vendors who has recommended a exclusivity agreement with a down payment 10k. Are such agreements sensible?
There are two primary concerns with entering into any lock out contract (also referred to as a no-shop agreement) is that it diverts attention away from moving forward with the conveyancing work, so unless it requires little or no negotiation then it may turn out to be unhelpful. It is not promoted by Cardigan conveyancing solicitors as a result. A further negative is the extent of the remedies available - a jilted purchaser is extremely unlikely to be granted an injunctive ruling by a court to bar the seller disposing of the property to a third party, so the only remedy open via the agreement will be the reimbursement of abortive charges and, in rare circumstances, the additional payment of damages.
I have been recommended a conveyancing solicitor in Cardigan. I I am struggling to find out if they are accepted on the Nationwide Building Society conveyancing panel. Could you advise?
The first thing to do is phone your solicitor and ask them if they can act for the bank. Otherwise you should call Nationwide Building Society who may be able to confirm.
Is it the case that all Cardigan solicitors on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
After months of negotiation I have agreed a price on a house in Cardigan. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what feels like an age I have had an offer on an apartment in Cardigan agreed to, the vendors do however have a dependent purchase. The owners have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Cardigan. What should be my next step? When do I get the mortgage application with Nottingham started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Cardigan conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Nottingham approved list. Concerning the subsequent steps this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a rising market some home buyers will apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Cardigan.
About to purchase a new build apartment in Cardigan. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cardigan
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
There are a number of property lawyers listed on your site but can you recommend a good solicitor to do the acquisition of a flat in Cardigan. We are hoping to purchase the flat for £235000 with a mortgage from Leeds Building Society. We live in Cardigan but dont mind where they are.
The purpose of this site is restricted to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Cardigan . We dont recommend any particular property lawyer.