My fiance and I are looking to purchase a house in Cefn Mawr and have appointed a Cefn Mawr conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Yorkshire Building Society have this morning contacted us to advise us that they have now hit a problem as our Cefn Mawr conveyancer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Cefn Mawr solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are a couple about to sign contracts for a property in Cefn Mawr. We have hit a stumbling block. Our loan offer with Skipton Building Society expires on 8/7/2024 but the sellers are suggesting a completion date of 10/7/2024. Can one extend the loan expiry date?
The person best placed to address this question is your solicitors who should assess whether they corresponding with the mortgage broker, vendor’s conveyancers, selling agents or indeed all three given the history of your house move as of today.
I am intent on selling our house in Cefn Mawr and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Cefn Mawr lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Cefn Mawr. We have lived in Cefn Mawr for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who conducted the conveyancing in Cefn Mawr 10 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title original deeds to establish that you own the land or property, as the Land Registry have everything they need in a digital format.
In my capacity as executor for the will of my father I am selling a residence in Monmouth but I am based in Cefn Mawr. My lawyer (based 250 kilometers from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Cefn Mawr who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Cefn Mawr
My partner and I have recently had a bid accepted on our first home in Cefn Mawr, and are now looking to get solicitors appointed. I have made use of the numerous rating based websites and the results are from all over the country. Is it essential to have a Cefn Mawr lawyer local to the prospective new home? I am happy to do all the communicating electronically, but I assume at some stage we may need to attend the solicitor's office to sign documents?
Generally there is no requirement to attend the office of your conveyancer, they can post any relevant papers to you, which you can sign and send back. Many home movers choose to use a locally based solicitor, but it is not a prerequisite for conveyancing in Cefn Mawr.