My wife and I are planning to purchase a flat in Connahs Quay and are in fact using a Connahs Quay conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Platform Home Loans Ltd have this afternoon contacted us to advise us that there is now an issue as our Connahs Quay solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. 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 solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Connahs Quay lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Have just purchased a probate house at auction in Connahs Quay. Conveyancing is necessary. What is next?
Now that you have exchanged you will need to retain a conveyancing solicitor as a matter of priority as you now have a fast approaching a fixed date to complete the transaction. An auction property should have an associated legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should pass this on to the solicitor working for you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.
I am currently in the process of buying my council flat in Connahs Quay. I have a mortgage offer with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Connahs Quay solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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 will a local search reveal regarding the property I am buying in Connahs Quay?
Connahs Quay conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Connahs Quay conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (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 subject sections.
I used Arc property Solicitors several years past for my conveyancing in Connahs Quay. I now require my file but the law firm has closed. What do I do?
Do contact 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 instructed, 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 or newly converted property in Connahs Quay come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. 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 used to new build conveyancing in Connahs Quay or who has acted in the same development.
Is it possible to swap conveyancer as I need to choose a firm on the The Royal Bank of Scotland conveyancing list. I instructed a family conveyancing solicitor in Connahs Quay round the corner but he is not approved by The Royal Bank of Scotland
It would be our pleasure to assist you select a conveyancing solicitor in Connahs Quay on the The Royal Bank of Scotland panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Connahs Quay. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Connahs Quay.