My husband and I are hoping to acquire a home in Connahs Quay and have appointed a Connahs Quay conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Platform Home Loans Ltd have this evening contacted us to inform me that there is now an issue as our Connahs Quay solicitor is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Connahs Quay lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Have just purchased a repossessed house at auction in Connahs Quay. Conveyancing is necessary. What are my next steps?
Now that you are to in every practical sense signed on the dotted line you will need to hire the services of a conveyancing lawyer quickly as you are facing a fast approaching a drop dead date to complete the conveyancing. Every auction property should have an associated auction pack. This will likely include evidence of title and search results. In the case of leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I am currently in the process of buying my council flat in Connahs Quay. I have a mortgage agreed with Barclays. 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 use 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Connahs Quay solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search reveal regarding the house I am buying in Connahs Quay?
Connahs Quay conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Connahs Quay conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I used Stirling Law a few years ago for my conveyancing in Connahs Quay. I now require my papers but the law firm is no longer operating. What do I do?
You should 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 Connahs Quay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Connahs Quay differ for new build properties?
Most buyers of new build property in Connahs Quay contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Connahs Quay typically buy the real estate, 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 Connahs Quay or who has acted in the same development.
How difficult is it to change conveyancer as I have to find a firm on the Coventry Building Society conveyancing list. I instructed a local conveyancing solicitor in Connahs Quay round the corner but she is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Connahs Quay on the Coventry Building Society panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Connahs Quay. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Connahs Quay.