I am progressing with the sale of my apartment in Pencader and the EA has just called to say that the purchasers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Pencader ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. 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 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. The buyers are not going to have any sway in the decision.
When does exchange of contracts take place for purchase conveyancing in Pencader and do I need to be at the lawyers office?
If you are in close proximity to our conveyancing solicitors in Pencader you are invited in to sign the paperwork. However, the law practices we recommend offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. A signed contract simply enables the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pencader)to be in the office at the appropriate time.
is it true that all Pencader conveyancing solicitors on the Barclays conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in Pencader off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
My offer was accepted on a house in Pencader on 7/6/2024, valuation was booked five days later, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a residence in Pencader? or I am told that there is an ancient law that could mean that house owners living in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Pencader?
Unless a previous purchase of the property completed post 12 October 2013 you could take it that solicitors conducting conveyancing in Pencader to continue to propose a a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Pencader?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Pencader. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Are there any apps to assist me to locate a Pencader law firm on the Barnsley Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
You can use the search on this page. Please select a bank and your location and you will see a number of Pencader conveyancing lawyers based on proximity. We have detailed some Pencader conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Barnsley Building Society member panel