My wife and I are hoping to purchase a property in Talsarnau and are in fact using a Talsarnau conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Virgin Money have this afternoon contacted us to advise us that they have now hit a problem as our Talsarnau lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance 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 mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Talsarnau lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
It is is a decade since I acquired my house in Talsarnau. Conveyancing lawyers have just been appointed on the sale but I can't find my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they may be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Talsarnau involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Talsarnau?
Its becoming the norm that commercial conveyancing solicitors in Talsarnau will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Talsarnau. The search result sets out definitive information 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 Talsarnau.
For every commercial conveyancing transaction in Talsarnau it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Talsarnau commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Talsarnau.
It has been 2 months since my purchase conveyancing in Talsarnau took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Talsarnau is where the house is located. What do you suggest?
Flying freeholds in Talsarnau are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Talsarnau you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Talsarnau may decide 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 premises.
Is it possible to switch solicitor as I have to find one who is on the Barclays Direct conveyancing list. I was using a family conveyancing solicitor in Talsarnau five minutes from me but she is not accepted by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Talsarnau on the Barclays Direct panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Talsarnau. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Talsarnau.