Unfortunately I am unable to travel far from Ystradgynlais. Is there a reason why all Ystradgynlais conveyancers aren't automatically on all lender panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies removing less reputable firms from their panel of approved property lawyers .
We note that you have a post code search directory identifying law firms on the RBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Ystradgynlais?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ystradgynlais.
I own a 4 bedroom Georgian house in Ystradgynlais. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ystradgynlais and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Ystradgynlais differ for new build properties?
Most buyers of new build property in Ystradgynlais approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Ystradgynlais tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ystradgynlais or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Ystradgynlais in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend refuse to grant a loan on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ystradgynlais. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are FTB’s - agreed a price, yet the estate agent advised that the vendor will only issue a contract if we use the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Ystradgynlais
We suspect that the owner is unaware of this request. Should the seller want ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Ystradgynlais conveyancing firm - rather thanthose that will provide the estate agent a introducer fee or hit his conveyancing thresholds set by senior management.