Unfortunately I am unable to travel far from Brecon. What is the rationale as to why all Brecon conveyancers aren't automatically on all bank panels?
As inequitable as it may appear for mortgage companies to limit who can act for them, from the public’s or solicitor’s standpoint, the other side of the coin is that lenders are becoming ever more anxious and feel it imperative to protect them from illegal activities. As a consequence of this concern mortgage companies have consolidated their conveyancing panel to a manageable size.
I am close to exchanging contracts on the sale of our house in Brecon and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Brecon. Having lived in Brecon for three years we know of no issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Brecon differ for newly converted properties?
Most buyers of new build residence in Brecon approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Brecon tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brecon or who has acted in the same development.
I opted to have a survey carried out on a property in Brecon prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brecon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brecon to see if the conveyancing costs will increase in light of this.
My partner has encouraged me to instruct his lawyers for conveyancing in Brecon. Should I use them?
Much as we are happy to recommend a Brecon conveyancing lawyer the best way to select a conveyancing solicitor is to get guidance from friends or family who have actually used the firm that you are considering.
My lender have just issued us with a mortgage offer. We are using a high street conveyancer in Brecon yesterday. A couple of hours ago, our mortgage adviser phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the bank had a say Is this permitted?
You are at liberty to appoint any conveyencer you wish to use including the said conveyancer in Brecon however if your lender aren't happy with them you will have to pay an extra fee so the mortgage company can appoint their own solicitors as well to protect their interest. It may be conceivable that your solicitor may apply to get included on to the lender panel. You can use web-based search facilities such as lenderpanel.com to find a conveyancing solcitor in Brecon on the bank panel. You can go into your high street lender branch in Brecon. They can recommend conveyancing solicitors in Brecon on the lender panel.