It has come to my attention via my IFA that my Blaenau Gwent lawyer is not on the lender Conveyancing panel. What can I do to check?
The best course of action for you to take is to call your Blaenau Gwent conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Blaenau Gwent conveyancing firm that is on the approved list of lawyers for your mortgage company.
We see that you have a search directory listing solicitors on the Skipton conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Blaenau Gwent?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blaenau Gwent.
We hope to to purchase with Coventry BS. I called into a few high street solicitors yet am struggling to find a Blaenau Gwent conveyancing firm on the Coventry BS panel. Could you help?
Please do take advantage of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type Blaenau Gwent or your preferred area and you will discover a number of lawyer offices in Blaenau Gwent or near you.
Will our lawyer be raising questions regarding flooding during the conveyancing in Blaenau Gwent.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Blaenau Gwent. Plenty of people will purchase a property in Blaenau Gwent, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Blaenau Gwent. The conventional set of information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may bring a compensation claim as a result of such an incorrect response. A purchaser’s conveyancers should also order an enviro search. This will reveal whether there is any known flood risk. If so, additional inquiries will need to be conducted.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain 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 though you don't necessarily need a conveyancing solicitor in Blaenau Gwent you must be sure that your lawyer goes through the deeds diligently. 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 premises.
Much to my surprise my conveyancing solicitor in Blaenau Gwent has informed me that he requires identification documents stating that this forms part of his legal duty as a solicitor on the bank Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Blaenau Gwent