Me and my fiance are buying a 3 bedroom apartment in Fishguard with a mortgage. We wish to retain our Fishguard conveyancer, however the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Fishguard conveyancer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Fishguard conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing practitioners identified through your search tool perform right to buy conveyancing in Fishguard?
We have identified numerous conveyancing lawyers who can conduct right to buy transactions You should get in touch with the conveyancers listed with a view to secure a costs illustration.
My wife and I are downsizing from our home in Fishguard and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Fishguard lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Fishguard. Having lived in Fishguard for many years we know of no issue. Should we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just had an offer accepted on a new build apartment in Fishguard. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fishguard
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I decided to have a survey carried out on a property in Fishguard before retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Fishguard. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing practitioner in Fishguard for my house move. Can I review a firm’s record with the profession’s regulator?
You can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.