We selected a local solicitor for our conveyancing in Fishguard last week. Upon checking the small print it is apparent thatI am responsible for charges even where the conveyance does not complete. Should I ditch them and use an on-line conveyancing company offering no completion no cost conveyancing in Fishguard?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise those transactions that fail to complete. Dont forget that these arrangements rarely cover outlay for instance Fishguard conveyancing search costs.
Our solicitor has uncovered a a problem with the lease for the apartment we are purchasing in Fishguard. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the bank is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We note that you have a search directory listing firms on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Fishguard?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fishguard.
I had intended to instruct a conveyancing solicitor in Fishguard for our house move. Our broker informed us that our bank Britannia won't deal with them. Why is this not regarded as unfair competition?
A bank will direct that an approved solicitor act for it. You would be liable to bear the charges for this. Do use our search facility to select a solicitor to carry conveyancing in Fishguard on the Britannia conveyancing panel.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Fishguard for a purchase of a freehold house 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can make 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 Fishguard conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Fishguard is where the house is located. Can you offer any opinion?
Flying freeholds in Fishguard are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fishguard you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishguard may ascertain 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 residence.