I am progressing with the sale of my apartment in Neath and the EA has just e-mailed to say that the buyers are switching solicitor. The reason given is that the bank will only engage with solicitors on their conveyancing panel. Why would a major lender only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Neath ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that 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.
Can the conveyancing solicitors identified through your search tool conduct auction conveyancing in Neath?
We know of a few niche lawyers we can put you in touch with those conducting auction conveyancing. Neath is just one of hundreds of locations where our lawyers have a presence.
Can I use your services to locate a Conveyancing solicitor in Neath even if I’m not buying or selling a house, for instance where I intend to buy a shop in Neath with a mortgage from Barclays ?
The service is mainly used to get a quote from domestic conveyancing solicitors in Neath but we have set out towards the bottom of this page some Neath commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Barclays
I am purchasing a new build house in Neath with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my lawyer about the side-deal as it will jeopardize my mortgage with Santander. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Neath is the location of the property. Can you shed any light on this issue?
Flying freeholds in Neath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neath you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How difficult is it to swap conveyancer as I have to find one who is on the The Mortgage Works conveyancing list. I had appointed a local conveyancing solicitor in Neath five minutes from me but the firm is not accepted by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Neath on the The Mortgage Works panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Neath. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Neath.