My partner and I are hoping to purchase a house in Pembrokeshire and are in fact using a Pembrokeshire conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. The Mortgage Works have this evening contacted us to inform me that they have now hit a problem as our Pembrokeshire lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Pembrokeshire solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
The Pembrokeshire conveyancing firm handling our Pembrokeshire conveyancing has discovered a difference when comparing the information in the home valuation survey and what is revealed within the title deeds. My lawyer informs me that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I had intended to instruct a conveyancing solicitor in Pembrokeshire for our house purchase. Our broker has since advised us that our bank Clydesdale won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company may direct that an approved solicitor act for it. Borrowers are liable to meet the charges for this. Please make use of our database to select a solicitor to carry conveyancing in Pembrokeshire on the Clydesdale approved list of solicitors.
Have purchased a a terraced house in Pembrokeshire , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Pembrokeshire conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique about conveyancing in Pembrokeshire registration formalities. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any interested parties. As of today approximately 80% of submission are completed within two weeks but occasionally there can be extensive hold-ups. Registration occurs after the new owner is living at the property thus registration formalities is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I was recommended by a number of property agents in Pembrokeshire to locate a solicitor using your seach tool. What’s the financial inducement for Estate Agents to promote your services over alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
There are plenty of properties in Pembrokeshire on unadopted roads. I am purchasing one such property. Are there any benefits to buying a house on a private road?
Pembrokeshire conveyancing firms will be used to transacting propertieson unadopted roads. The solicitor will review the Land Registry data to find any rights or responsibilities. It is possible that there is a residents association that proprietors make annual payments for the upkeep of the road. Where there is one, the road should be maintained and look nicer than publicly adopted.