My wife and I are buying a 2 bedroom flat in Miskin with a mortgage. We have a Miskin solicitor, however the bank says she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel conveyancing practices or keep our Miskin solicitor and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you 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. A further alternative is for your Miskin conveyancing solicitor to apply to be on the conveyancing panel.
My god-son is in the process of securing a new build apartment in Miskin with a home loan from Barclays. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My fiance and I wish to acquire a purpose built apartment in Miskin with a residential mortgage from Skipton Building Society.We like our Miskin conveyancing solicitor but Skipton Building Society informed us he's not on their "panel". It seems we are left with little choice but to instruct a Skipton Building Society panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Skipton Building Society use our lawyer?
No, not really. The mortgage offered to you contains various provisions, one of which will be that lawyers needs to be on the Skipton Building Society conveyancing panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Skipton Building Society
We are planning on selling our property in Miskin and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Miskin lawyer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Miskin. We have lived in Miskin for three years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should 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 illness)
My father has suggested that I instruct his lawyers for conveyancing in Miskin. Should I find my own solicitor?
There are no two ways about it the best way to find a conveyancing solicitor is to get referrals from friends or relatives who have used the solicitor you're contemplating using.
I am unfit to get to my Miskin conveyancing practitioners office to sign documents for conveyancing in Miskin – is this a problem?
You need not be concerned. Miskin conveyancing solicitors can undertake conveyancing transactions for clients wider afield. You are unlikely to be required to meet your lawyer in the flesh at a Miskin conveyancers office. Almost all conveyancing practitioner can undertake all communications through post, email, telephone and fax.