My house in Blaenau Gwent is up for sale and I have accepted an offer. Does my conveyancer have to be required to be on the Santander conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Blaenau Gwent?
Many commercial conveyancing solicitors in Blaenau Gwent will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Blaenau Gwent. The search result provides definitive data 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 Blaenau Gwent.
For each commercial conveyancing transaction in Blaenau Gwent it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Blaenau Gwent commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Blaenau Gwent.
I used Action Conveyancing a few years past for my conveyancing in Blaenau Gwent. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blaenau Gwent of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a property in Blaenau Gwent prior to appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to issue a loan on this type of premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blaenau Gwent. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blaenau Gwent to see if the conveyancing will be more expensive.
Is it simple use the search facility to locate a conveyancing lawyer in Blaenau Gwent on the authorised to act for my bank?
1st pick a mortgage company such as Lloyds TSB Bank, Chelsea Building Society or Aldermore then specify your preferred area for instance Blaenau Gwent. Conveyancing organisations in Blaenau Gwent and nationally should be shown.
My son is embarking on her first house purchase, the home loan was agreed last week in principle. One the offer was accepted on apartment we called the mortgage institution to issue the formal offer. We were shocked to hear that mortgage companies do not accept all conveyancing practitioner, they have to be on a list, is this right?
Mortgage Companies normally imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Blaenau Gwent conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.