We are planning to purchase a 3 bedroom flat in Blaenau Gwent with a mortgage. We wish to retain our Blaenau Gwent lawyer, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Blaenau Gwent solicitor and pay for one of their panel firms to act for them. This seems very unfair; can we not require that the lender use our Blaenau Gwent lawyer ?
Unfortunately,no. The mortgage offered to you 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 Blaenau Gwent conveyancing solicitor to apply to be on the conveyancing panel.
We are looking to buy a house and need a conveyancing solicitor in Blaenau Gwent who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Blaenau Gwent.
I can see plenty of information on this site about conveyancing in Blaenau Gwent but what is your top tip for appointing the right conveyancer in Blaenau Gwent
Do not opt for the lowest Blaenau Gwent conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
is it true that all Blaenau Gwent solicitor firms on the Virgin Money conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
How can we tell if a Blaenau Gwent conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Blaenau Gwent obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.
What will a local search inform me about the house my wife and I buying in Blaenau Gwent?
Blaenau Gwent conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Blaenau Gwent conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Blaenau Gwent is the location of the property. What do you suggest?
Flying freeholds in Blaenau Gwent are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blaenau Gwent you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaenau Gwent may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are purchasing a four bedroom first floor flatin Blaenau Gwent with a loan from a lender. We would like to retain our lawyer in Blaenau Gwent but our lender says he's not on their "panel". We have to appoint from the our bank panel firms or stay with our Blaenau Gwent solicitor and incur the extra costs for one of their panel ones to represent our bank. This seems very unfair; Can we not simply insist that our bank use our Blaenau Gwent lawyer?
No, not really. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including most conveyancing solicitors in Blaenau Gwent : 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 lawyer to apply to be on the conveyancing panel for your bank.