Me and my partner are buying an apartment in Lampeter. My lawyer is not on the lender conveyancing panel. Is it possible for me to continue with my Lampeter conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You have a number of alternatives open to you here
- Complete the deal with your existing Lampeter property lawyer but your lender will need to appoint a conveyancing practitioner on their approved list. The net result is additional cost and potential frustration.
- Choose a new conveyancing practitioner to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your solicitor to do everything possible to join the mortgage company panel of solicitors
All was ready to complete my purchase in Lampeter next Thursday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Lampeter.
I am helping my niece sell her house in Lampeter. Does the conveyancer commission the EPC or should I organise this?
Following the abolition of HIPs, energy performance certificates became a required part of selling a house. An energy assessment must be to hand prior to the property being advertised. This is not a task that law firms normally arrange. Where you are using a Lampeter conveyancing lawyer they may help arrange energy assessments given their relationships with reputable Lampeter energy assessors
My solicitor has informed me that lack of planning permission insurance is needed on my purchase. What is the level of cover for Lampeter conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
The mortgage over my property is with Nationwide for my property in Lampeter. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Nationwide must be informed of your intention in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
I require fast conveyancing in Lampeter as I am faced with pressure to sign on the dotted line in less than 4 weeks. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Lampeter the following are examples of what can crop up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I used Arc property Solicitors several years ago for my conveyancing in Lampeter. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lampeter of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are 17 days into a freehold purchase having been recommend to a firm by the estate agent to do our conveyancing in Lampeter. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
A conveyancer would need to be very poor to suggest replacing them. Has the mortgage been sent? If so you need to make them aware of the replacement conveyancer and have the loan are re-issued. Your conveyancer should be on the lenders panel to avoid added expenses and frustration. That should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your home move in Lampeter