I am five weeks into the sale of my ground floor flat in Penarth and the EA has just called to warn that the buyers are appointing a new solicitor. The excuse is that the mortgage company will only work with solicitors on their approved list. On what basis would a leading lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Penarth ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some 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 not going to have any impact on this.
I require conveyancing for an apartment in a fairly new development (five years built) in Penarth. 95% of the flats are already sold. Do I need carry out the conveyancing searches for my conveyancing in Penarth?
You are taking a significant risk in failing carrying out Penarth conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. Where speed and expenses are top of your concerns you should consider with your conveyancer about the viability of search insurance
As I am unsure how the conveyancing process works what is the most important advice you can impart about purchase conveyancing in Penarth?
You may not hear this from too many lawyers but conveyancing in Penarth or throughout Vale Of Glamorgan is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the transaction. For instance, the vendor, estate agent and even potentially the mortgage company. Appointing a law firm for your conveyancing in Penarth an important selection as your conveyancer is your adviser, and is the ONE person in the process whose role it is to protect your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. We recommend that you should always trust your solicitor ahead of all other parties in the conveyancing process.
Will commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Penarth?
Many commercial conveyancing solicitors in Penarth will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Penarth. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Penarth.
For every commercial conveyancing transaction in Penarth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Penarth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Penarth.
I used Action Conveyancing a few years past for my conveyancing in Penarth. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penarth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
It may have been a long time coming a loan agreement from a lender for the refinancing of my 2 bedroom maisonette is coming within the next few days. Are you able to recommend an efficient remortgage conveyancing practitioner in Penarth ?
You are on the wrong site if you are in need of a cheap conveyancing solicitors in Penarth. Our goal is to offer value for money conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering low cost conveyancing in Penarth.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service required.