Is the fact that my solicitor in Blaenavon is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Blaenavon conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am planning to acquire a house and require a conveyancing solicitor in Blaenavon who is on the TSB approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Blaenavon. We dont recommend any particular firm.
I just acquired a property at auction in Blaenavon. Conveyancing is necessary. What are my next steps?
Given that you are now legally committed yourself to purchase you should choose a conveyancing practitioner as a matter of urgency as you are facing a fast approaching a fixed date to complete the property. All auction property will ordinarily have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
I have decided to exercise my right to buy my property in Blaenavon off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Blaenavon bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Blaenavon conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I acquired my flat on 8 September and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Blaenavon said it should be recorded in less than a month. Are transfers in Blaenavon particularly slow to register?
There is nothing unique about conveyancing in Blaenavon registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration takes place once the new owner has moved in to the premises so an expedited registration is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
I have been recommended by two or three local estate agents in Blaenavon to choose a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your site rather than alternative conveyancing organisations?
We don’t make any financial incentive for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I better off to instruct a Blaenavon conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can conduct the legal work but his firm is located over three hundred kilometers away.
The primary upside of using a local Blaenavon conveyancing practice is that you can attend the office to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that should trump using an unknown Blaenavon conveyancing solicitor just because they are local.