My wife and I are purchasing a 1 bedroom apartment in Abergavenny with a mortgage. We have a Abergavenny solicitor, however the bank advise he's not on their "panel". It seems we have little option but to select one of the bank panel firms or retain our Abergavenny property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to demand that the lender use our Abergavenny conveyancing practitioner ?
Unfortunately,no. Your mortgage offer 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 Abergavenny conveyancing solicitor to apply to be on the conveyancing panel.
Last April we completed a house move in Abergavenny. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Abergavenny?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Abergavenny. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a questionnaire known as a SPIF. answers provided is inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abergavenny.
Having sold my house in Abergavenny last March yet the purchaser is e-mailing daily to say their conveyancer is waiting to hear from myconveyancer. What should my lawyer have done now that I have sold?
Following your house sale your solicitor is duty bound to forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where appropriate, your solicitor must also confirm that the home loan has been repaid to the buyers conveyancers. There are no post completion requirements just for conveyancing in Abergavenny.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Abergavenny?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Abergavenny. 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…’
Taking into account that I will soon part with hundreds of thousands of pounds on a house in Abergavenny I would like to talk to a conveyancer about myhouse move ahead of appointing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in Abergavenny.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Abergavenny should be the amount on the final invoice that you end up paying.
Whilst your website is a good idea there are many lawyers listed near Abergavenny being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?
We are not in the business of recommending one firm above another as the right Abergavenny conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Abergavenny knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..