My husband and I are intent on purchasing an apartment in Carmarthen. My lawyer has never been on on the bank approved list. Is it possible for me to retain my Carmarthen conveyancing solicitor even though they are excluded from the bank panel?
Various options include
- Carry on with your preferred Carmarthen lawyer but your bank will no doubt appoint a lawyer on their conveyancing panel. This will result in additional fees and likely frustration.
- Get a fresh conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the lender’s panel of solicitors
Please explain the implications if my lawyer’s firm is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Carmarthen?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who conducted the conveyancing in Carmarthen 5 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your solicitor will know exactly where to look for all the appropriate documentation so you can buy or dispose of your property without any difficulty. Where duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities protecting you against future claims on the premises.
Due to the encouragement of my in-laws I had a survey completed on a house in Carmarthen in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will refuse to issue a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Carmarthen. Conveyancing will be smoother if you use a solicitor in Carmarthen especially if they are accustomed to such properties in Carmarthen.
Am I right to be wary about brokers that I am dealing with are recommending a web based conveyancing firm rather than a local Carmarthen conveyancing firm?
As is the case with lots of service providers, often suggestions from connections can be worth their weight in gold. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders may put forward conveyancers to choose. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to choose your preferred conveyancer. However, bear in mind that many lenders have an approved list of law firms you must use for the mortgage aspect of your home move.
My brother has suggested that I instruct his conveyancers in Carmarthen. Should I use them?
No doubt it’s preferable to select a conveyancing solicitor is to seek feedback from friends or family who have experience in using the firm you're contemplating using.