I am 3 weeks into the sale of my maisonette in Baglan and the EA has just telephoned to warn that the buyers are changing their conveyancer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a big named lender only deal with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Baglan ?
UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
We are about to sign contracts for a ground floor flat in Baglan. We encountered a stumbling block. Our loan offer with Barclays Direct runs out on 5/10/2026 but the vendors are insisting on a completion date of 7/10/2026. Can one extend the loan expiry date?
The best person to address this issue is your lawyer who is in a position to calculate if he or she is better off negotiating with the bank, seller’s solicitors, estate agents or conceivably all three taking into account the history of your conveyancing to date.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Baglan?
Its becoming the norm that commercial conveyancing solicitors in Baglan will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Baglan. 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 Baglan.
For every commercial conveyancing transaction in Baglan it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Baglan commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Baglan.
I have todaybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Baglan for a purchase of a freehold house 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to see 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 Baglan conveyancing specialists.
I'm buying a new build house in Baglan with a mortgage from Virgin Money. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my lawyer about the deal as it would put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I pay a maintenance contribution for my appartment in Baglan. Due to losing my job and other issues I slipped behind with remittance. The managing agents agreed a settlement schedule but there remains around £3000 outstanding at the current time.
I now wish to dispose of the property and I am concerned this may jeopardize the sale if I have to discharge the amount due in advance. Do I have to settle before - is this viable?
It would be wise to speak with the solicitor carrying out your Baglan conveyancing but it might be possible to agree for the debt to be passed to the buyers. The purchase price payable would be adjusted to reflect the amount of debt they assume. They could then discharge the fees after completion of the sale.