My partner and I are looking to buy a home in Blaenavon and are in fact using a Blaenavon conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barnsley Building Society have this evening contacted us to advise us that they have now hit a problem as our Blaenavon lawyer is not on their approved list of lawyers. Is this a problem?
If you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Blaenavon lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Last August we completed a house move in Blaenavon. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Blaenavon?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Blaenavon. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a SPIF. If the information is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Blaenavon.
What does my ID and proof of funds have anything to do with my conveyancing in Blaenavon? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. Should you are unwilling to hand over ID verification documents, your conveyancer can not take you on as a client.
My lawyer in Blaenavon is not on the Platform Home Loans Ltd Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Platform Home Loans Ltd approved list?
The limited options open to you here include:
- Complete the purchase with your preferred Blaenavon lawyers but Platform Home Loans Ltd will need to instruct a lawyer on their panel. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Choose an alternative solicitor to act in the purchase, remembering to check they are on the Platform Home Loans Ltd panel
I am downsizing from my home. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Blaenavon if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Blaenavon. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Having had my offer accepted I require leasehold conveyancing in Blaenavon. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Blaenavon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Blaenavon Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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The best form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this arrangement the leaseholders enjoy control and even though a managing agent is usually employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How long is the Lease? How much is the annual service fee and ground rent?