My solicitor has uncovered a defect with the lease for the property we are purchasing in Wrexham. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our property lawyer says that he must be satisfied that the lender is content with this solution. Who is the client here, us or the mortgage company ?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender conditions must be adhered to.
Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Wrexham so that I can pop in to their offices if required.
Most approved lawyers for mortgage companies conduct their work through the post, internet or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in the country. Nevertheless you can see if you have the option of going to the offices of your conveyancing lawyer if needed.
We are purchasing a flat in Wrexham. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can see plenty of information on this site about conveyancing in Wrexham but what is your top tip for finding the right conveyancer in Wrexham
We would encourage you not to go for the lowest Wrexham conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I was told two weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Wrexham is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Wrexham is the location of the property. Can you offer any guidance?
Flying freeholds in Wrexham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wrexham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wrexham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to instruct a conveyancing lawyer in Wrexham for my house move. Is it possible to see a firm’s record with the profession’s regulator?
You can find presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's 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 SRA sometimes monitor call for training reasons.
I am in the process of purchasing my first property in Wrexham. Conveyancing solicitor has been appointed. The mortgage adviser suggested that a survey is not needed as the house was only built in 2001.
You would be well advised to take a Home Buyer's Report. As the property was constructed more than a decade ago the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. They will highlight any obvious issues and suggest further investigation where appropriate. If there are any signs of material issues seek a full structural survey.