Is the fact that my conveyancer in Blaenavon is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Blaenavon conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can I use your services to locate a Conveyancing solicitor in Blaenavon even if I’m not buying or selling a house, for instance if I intend to buy a shop in Blaenavon with a mortgage from Alliance & Leicester ?
Our comparison service is predominantly used to locate domestic conveyancing solicitors in Blaenavon but we have listed towards the bottom of this page a selection of Blaenavon commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Alliance & Leicester
We are purchasing a house in Blaenavon. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt informed me that in buying a property in Blaenavon there may be a number of restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in Blaenavon which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Blaenavon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are aiming to move home in February. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Blaenavon. Conveyancing firm was organised prior to coming across your site.
On the day of completion you will need to pick up the house keys from the selling agent but this can only happen once the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can assist you in locating a conveyancing in Blaenavon or a lawyer with expertise in conveyancing in Blaenavon.
I need some quick conveyancing in Blaenavon as I am faced with pressure to complete in less than 2 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Blaenavon the following are instances of issues that can crop up and adversely affect future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Blaenavon is where the house is located. Is there any guidance you can impart?
Flying freeholds in Blaenavon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blaenavon you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaenavon 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.
My wife and I are purchasing a first floor flat in Blaenavon. When we first instructed lawyer, they said that they were on all major UK lender panels. The financial adviser called today to say that they are not on the Yorkshire BS approved list. If it turns out to be true, what should we do? Should we just pick a different solicitor that is on their approved list or should we cover the costs for separate representation, with Yorkshire BS appointing their own preferred property lawyer.
When acquiring a property with the benefit of a mortgage it is conventional for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to satisfy. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Yorkshire BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Yorkshire BS's conveyancing panel and you may continue to use your own Blaenavon solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another conveyancer into the equation.