I am progressing with the sale of my flat in Llandaff North and the estate agent has just telephoned to say that the purchasers are appointing a new law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Llandaff North ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
I am buying a house mortgage free in Llandaff North. I have lived for the previous dozen years in Llandaff North. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Llandaff North conveyancing searches are optional. Your solicitor will try and steer you, perhaps strongly, that you should have searches done, but he is duty bound to do this. Do consider; if you are likely to sell the house in the future, it will be of relevance to your prospective purchaser what the searches reveal. Sometimes properties with no practical issues can still show up unfavourable search results. A good conveyancing solicitor in Llandaff North should provide you some helpful advice concerning this.
We are planning on selling our house in Llandaff North and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Llandaff North conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Llandaff North. We have lived in Llandaff North for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with 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 illness)
I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Llandaff North for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest method to check if the property 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 Llandaff North conveyancing specialists.
I have been recommended by numerous property agents in Llandaff North to find a conveyancer on your site. Is there a financial inducement for Estate Agents to offer your site ahead of another?
We don’t give any commission for sending work our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My uncle has suggested that I instruct his conveyancing solicitors in Llandaff North. Should I use them?
No doubt the ideal way to select a conveyancing lawyer is to have guidance from friends or relatives who have actually used the conveyancer you're are thinking of instructing.