Me and my fiance are hoping to acquire a 3 bedroom flat in Aberporth with a mortgage. We would like to retain our Aberporth solicitor, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Aberporth lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to require that the lender use our Aberporth 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 lender’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. A further alternative is for your Aberporth conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Aberporth last June but our buyer keeps whats apping every few hours to say her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your lawyer should send the transfer deeds and all additional paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also evidence that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There is unlikely to be post completion formalities just for conveyancing in Aberporth.
My wife and I have recently appointed a conveyancing solicitor in Aberporth. I I am struggling to find out if they are accepted on the Barclays Direct approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should contact your lawyer and ask them if they are on the lender panel. Alternatively you should get in touch with Barclays Direct who may be able to assist.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Aberporth? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this a legitimate concern for conveyancing in Aberporth?
Unless a previous acquisition of the property took place after 12 October 2013 you could expect lawyers delivering conveyancing in Aberporth to remain encouraging a chancel search and or insurance against a claim.
I have recentlydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Aberporth for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Aberporth conveyancing specialists.
As co-executor for the estate of my grandmother I am selling a property in Monmouth but reside in Aberporth. My conveyancer (who is 250 kilometers awayneeds me to execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Aberporth who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Aberporth based