My financial adviser has requested my Aberystwyth lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Aberystwyth branch but they cant find it on their system.
You are best placed to get this information from your Aberystwyth lawyer . They retain a central record lender panel numbers.
We are buying a purpose built flat in Aberystwyth with a mortgage from Bank of Scotland.We would like to retain our Aberystwyth conveyancing lawyer but Bank of Scotland advised that he's not listed on their "panel". It seems we have no choice but to instruct a Bank of Scotland panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Bank of Scotland solicitor panel. Until recently, most banks 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
Me and my partner are buying a flat in Aberystwyth. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Aberystwyth conveyancing solicitors on the Skipton conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. Some banks do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
My wife and I have organised a further advance on our home loan from Nottingham as we want to conduct alterations to our property in Aberystwyth. Are we obliged to appoint a nearby Aberystwyth solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
I own a terraced Victorian property in Aberystwyth. Conveyancing lawyer represented me and TSB. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberystwyth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the purchase.
My uncle has suggested that I instruct his lawyers for conveyancing in Aberystwyth. Should I use them?
No doubt the ideal way to select a conveyancing practitioner is to seek referrals from friends or relatives who have used the conveyancer you're contemplating using.
Is it the case that all Aberystwyth law firms on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can go into your high street bank branch in Aberystwyth. the probability is that they can recommend conveyancing solicitors in Aberystwyth