I am hoping to receive a offer of a home loan from Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Llwyngwril. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My husband and I are getting closer to an exchange on a flat in Llwyngwril and my parents have sent the ten percent deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
Your solicitor is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
The Llwyngwril conveyancing firm that I recently instructed on my house acquisition in Llwyngwril have suddenly closed. They were on acting for me because I had to have a firm on the Virgin Money conveyancing panel and my previous Llwyngwril lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
The deeds to my house can not be found. The lawyers who dealt with the conveyancing in Llwyngwril 5 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your proprietorship will be held by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
What makes your site different to alternative online quote calculators for conveyancing in Llwyngwril?
At this site receive a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Llwyngwril. As opposed to estate agents and brokerage sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' the firm who pay the most kickback, not the best value conveyancing in Llwyngwril
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.