Me and my partner are buying a 1 bedroom flat in Whitland with a mortgage. We like our Whitland solicitor, however the lender advise she’s not on their "panel". It appears that we have little option but to select one of the mortgage company panel solicitors or keep our Whitland solicitor as well as pay for one of their panel firms to represent them. We consider that this is unjust; are we not able to demand that the lender use our Whitland property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Whitland conveyancing lawyer to apply to be on the conveyancing panel.
I am in a contract race with another buyer for a property in Whitland. What can be done to hasten the buying process?
Where the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will make use of local contacts and know-how. It is even conceivable that they could have conducted otherhomes in the same neighbourhood. You would be best advised to use a Whitland conveyancing lawyer. Second, make sure that the lawyer is on the member panel. It is said that just under twenty per cent of Whitland conveyancing transactions are delayed or derailed after finding out that a purchaser’s lawyer was not on their mortgage lender’s list of approved solicitors. This can often result in the transaction being frustrated by an average of 21 days. It is understood that this issue impacts in the region of 100,000 home moves annually. Most Whitland conveyancing firms can not act for certain lenders so do check as early as possible.
My partner and I are downsizing from our home in Whitland and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Whitland lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Whitland. Having lived in Whitland for three years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Whitland differ for newly converted properties?
Most buyers of new build premises in Whitland come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Whitland usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitland or who has acted in the same development.
I opted to have a survey done on a house in Whitland ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Whitland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitland to see if the conveyancing costs will increase in light of this.
My husband and I are FTB’s - had an offer accepted, yet the agent told us that the seller will only issue a contract if we use the agent's recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Whitland
We suspect that the owner is not behind this ultimatum. Should the seller require ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Whitland conveyancing lawyers - not the ones that will earn the estate agent a kickback or hit his conveyancing figures pre-set by corporate headquarters.