We wanted to use a property lawyer in Llandovery for our house move. Our financial adviser has since notified us that our mortgage company National Westminster Bank won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most lenders had a different appetite for risk. Almost all Llandovery conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees and establishing certain criteria such a completing on a minimum number of transactions. Many Llandovery conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Llandovery is one of the hundreds of locations where the conveyancers showing on our search results are on the panel for National Westminster Bank.
A friend suggested that if I am buying in Llandovery I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Llandovery conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Llandovery around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Llandovery.
Are there restrictive covenants that are commonly identified during conveyancing in Llandovery?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llandovery. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Llandovery. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Llandovery
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Am I better off to use a Llandovery conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can conduct the legal work but they are based over three hundred miles drive away.
The primary upside of using a high street Llandovery conveyancing firm is that you can drop in to sign documents, hand in your ID and pester them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were happy that should trump using an unfamiliar Llandovery conveyancing lawyer just because they are local.
I need to find a lender panel solicitor in Llandovery. Can you assist?
Unfortunately it’s not apparent why you need a Llandovery panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Llandovery are on their panel . If you do find such a firm in Llandovery not listed please direct them to our site to list. After all the cost is only one £1 a month