Completed the sale of my flat in Aberporth last September yet the purchaser is whats apping every few hours to moan that her solicitor needs to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your conveyancer is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also confirm that the legal charge in favour of the lender has been repaid to the buyers solicitors. There are no post completion requirements peculiar conveyancing in Aberporth.
I had intended to instruct a conveyancing solicitor in Aberporth for our house purchase. Our financial adviser informed us that our bank Halifax won't deal with them. Surely this is unfair competition?
Banks tend to imposes restrictions either the type or the volume of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have limited the amount of solicitor practices they permit to represent them. You should note that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there remains differing views about the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Aberporth only perform one or two conveyances a year.
My wife and I have a 4 bedroom Edwardian property in Aberporth. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for 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 Aberporth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who carried out the work.
Due to the input of my in-laws I had a survey completed on a property in Aberporth prior to appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not grant a mortgage on such a property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Aberporth. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing lawyer in Aberporth for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?
Members of the public may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations 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 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
How easy is it to change a solicitor as I need to find a Aberporth based firm who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally appointed a solicitor to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Aberporth that you're thinking of instructing.