I had intended to instruct a property lawyer in Borth for our house purchase. Our broker has since notified us that our bank Virgin Money won't deal with them. Why is this not regarded as unfair competition?
A mortgage company will insist on a panel conveyancer act for it. You would be liable to bear the charges for this. Try using our tool to select a solicitor to carry conveyancing in Borth on the Virgin Money conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Borth
Two types of professional can perform conveyancing in Borth namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or acquisition of property. Both are required to execute Borth conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the necessary steps should be correctly attended to.
Can you help - my lawyer advises that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Borth?
The appropriate level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such policies.
My offer was accepted on an apartment in Borth on 19/6/2024, valuation was booked 4 days later, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am close to exchanging contracts on the sale of our house in Borth and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Borth lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Borth. We have lived in Borth for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Borth 10 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, find your property and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Borth is the location of the property. What do you suggest?
Flying freeholds in Borth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Borth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am using a search engine for the term on line conveyancing in Borth it shows results of numerous solicitorsin the area. How do I determine which is the suitable property lawyer for my move?
The preferential way of finding a suitable conveyancer is via personal recommendation, so enquire of colleagues and those you trust who have purchased a property in Borth or a local estate agent or financial adviser. Fees for conveyancing in Borth differ, so it's advisable to secure at least three quotes from different conveyancers. Be sure to obtain confirmation that the fees are fixed.