My wife and I are buying a 2 bedroom flat in Arthog with a mortgage. We would like to retain our Arthog solicitor, but the lender says she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel firms or keep our Arthog conveyancing practitioner as well as pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Arthog conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Arthog last September yet the purchaser is texting me to moan that her conveyancer is waiting to hear from myconveyancer. What should my lawyer have done now that I have sold?
After completion of your sale your conveyancer should send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion procedures unique to conveyancing in Arthog.
Do commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Arthog?
Many commercial conveyancing solicitors in Arthog will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Arthog. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Arthog.
For every commercial conveyancing transaction in Arthog it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Arthog commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Arthog.
2 months have gone by since my purchase conveyancing in Arthog took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Arthog differ for newly converted properties?
Most buyers of new build premises in Arthog contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Arthog tend to acquire the site, 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 accustomed to new build conveyancing in Arthog or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Arthog before appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not give a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Arthog. Conveyancing will be smoother if you use a solicitor in Arthog especially if they are accustomed to such properties in Arthog.