My partner and I are hoping to buy a flat in Dolwyddelan and have appointed a Dolwyddelan conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Chelsea Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Dolwyddelan conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent 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 Quality Scheme. Your solicitor should contact your mortgage company 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 lender’s conveyancing panel as you are at liberty to use your preferred Dolwyddelan lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
A relative recommended that where I am purchasing in Dolwyddelan I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Dolwyddelan conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Dolwyddelan around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dolwyddelan Education with maps and statistics, Local Amenities and other useful data about Dolwyddelan.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Dolwyddelan for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dolwyddelan conveyancing specialists.
What is different about your site and alternative internet conveyancing brokers when it comes to conveyancing in Dolwyddelan?
At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Dolwyddelan. Unlike many estate agents and many comparison sites we do not operate commission deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest per referral, rather than the best value conveyancing in Dolwyddelan
I need to retain a conveyancing solicitor for leasehold conveyancing in Dolwyddelan. I've discover a site which seems to have the ideal solution If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My conveyancers in Dolwyddelan have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.