I am nearing exchange of contracts for my ground floor flat in Brecon and the EA has just text me to say that the buyers are appointing a new law firm. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Brecon ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. 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 purchasers are unlikely to have any sway in the decision.
Do the conveyancing lawyers Indexed on your site execute auction conveyancing in Brecon?
We know of a number of niche practitioners we can connect you with those specialising in auction conveyancing. Brecon is one of hundreds of locations where our lawyers cover.
Having sold my house in Brecon last March but our buyer keeps texting daily to moan that her conveyancer needs to hear from mysolicitor. What should my lawyer have done following completion?
Following your sale your lawyer should forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also evidence that the home loan has been redeemed to the buyers lawyers. There is unlikely to be post completion tasks just for conveyancing in Brecon.
Can I be sure that the Brecon conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Brecon obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
My wife and I have organised a further advance on our home loan from Barclays as we intend to conduct improvements to our house in Brecon. Are we obliged to choose a high street Brecon solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
I have decided to exercise my right to buy my property in Brecon off the council. I have a mortgage agreed with RBS. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I used Wolstenholmes a few years ago for my conveyancing in Brecon. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brecon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Brecon is the location of the property. Can you offer any assistance?
Flying freeholds in Brecon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brecon you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brecon may determine 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.