I am in the process of selling my house in Hirwaun and the estate agent has just e-mailed to advise that the buyers are changing their property lawyer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a big named lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Hirwaun ?
Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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 not going to have any impact on this.
What happens if my solicitor is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Hirwaun?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
About to purchase a new build apartment in Hirwaun. Conveyancing is daunting 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 questions that you may expect your new-build leasehold conveyancing in Hirwaun
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.
I opted to have a survey completed on a house in Hirwaun ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hirwaun. Conveyancing will be smoother if you use a solicitor in Hirwaun especially if they are familiar with such properties in Hirwaun.
Given that I will soon spend hundreds of thousands of pounds on a terraced house in Hirwaun I wish to have a conversation with the conveyancer regarding thehouse move before instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Hirwaun.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Hirwaun should be the amount on the final invoice that you end up paying.
I am looking for a conveyancing solicitor in Hirwaun for my remortgage. Can I review a solicitor's record with the profession’s regulator?
You may see presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training purposes.