How up to date is your search tool for Gorseinon conveyancing solicitors on the Leeds Building Society conveyancing panel? Do Leeds Building Society send you an updated list?
Gorseinon conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
I had intended to instruct a conveyancing solicitor in Gorseinon for our home move. Our financial adviser has since advised us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unduly restrictive?
Mortgage Companies tend to restrict either the category or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have decided to limit the number of solicitor practices they permit to act for them. You should note that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains mixed views concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Gorseinon only execute one or two conveyances per annum.
We are purchasing a flat in Gorseinon. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the single beneficiary of my late father’s estate and I have everything in my name alone, including the house in Gorseinon. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view banks take of it, depend on the mortgage company as this clause is primarily there to capture subsales or the wholesaling and assigning of properties.
After what seems like an age I have had an offer on a flat in Gorseinon agreed to, but there is a chain. The vendors have put an offer on a property, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Gorseinon. What do I do now? When should I get the mortgage application with Lloyds going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Gorseinon conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Lloyds approved list. Regarding the next phase this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a buoyant market some home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
My wife and I purchased a semi-detached Victorian property in Gorseinon. Conveyancing solicitor acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gorseinon and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who completed the work.
In my capacity as executor for the will of my uncle I am selling a house in Neath but I am based in Gorseinon. My lawyer (approximately 260 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Gorseinon who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Gorseinon
Please set a few of specific benefits to choosing a high street conveyancing practitioner in Gorseinon
Many purchasers and sellers in Gorseinon opt for a local conveyancer so that they can attend the lawyer’s offices just in case they have problems, and to collect paperwork rather than relying on the post.
Some would argue that there is a distinct edge in opting for a conveyancer nearby to the premises you are hoping to purchase, due to the knowledge of the locality and possible local concerns - nevertheless this is moot. Many conveyancers undertaking their work via the web and may be almost anywhere.