I am in the process of selling my apartment in Abergele and the estate agent has just e-mailed to advise that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Abergele ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I am helping my mother sell her flat in Abergele. Does the conveyancer commission an EPC or should I organise this?
After the demise of Home Information Packs, energy assessments was kept a compulsory component of selling a property. An energy performance certificate must be to hand in advance of the property being put on the market. It is not as aspect of the sale process that law firms normally arrange. Where you are using a Abergele conveyancing lawyer they may help arrange energy performance certificates due to their relationships with long established local energy assessors
Completion of my purchase has taken place for my property in Abergele. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Abergele solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search inform me regarding the property we're buying in Abergele?
Abergele conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central part in most Abergele conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Abergele?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Abergele. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Abergele differ for newly converted properties?
Most buyers of new build or newly converted property in Abergele approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Abergele usually 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 property lawyers 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 used to new build conveyancing in Abergele or who has acted in the same development.
How do I use your search tool to choose a conveyancing practitioner in Abergele on the panel for my lender?
Step one is to pick a lender such as Barclays , Bank of Scotland or Clydesdale then type in your preferred area e.g. Abergele. Conveyancing practices in Abergele and nationally will then be identified.