I can't travel far from Brecon. What is the rationale as to why all Brecon solicitors aren't included on all bank panels?
Before the recession most banks demonstrated an approach to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the lawyers on your panel. As a result, banks have subsequently looked to extract more information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of amount of transactions the mortgage companies required.
Do the conveyancing solicitors that you recommend carry out conveyancing in Brecon by way of an attended exchange?
We do have a number of conveyancing experts who can conduct one day exchanges. You should contact us to secure a costs illustration and details as to dates.
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Brecon?
Its becoming the norm that commercial conveyancing solicitors in Brecon will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Brecon. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brecon.
For each commercial conveyancing transaction in Brecon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Brecon commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Brecon.
Just had an offer accepted on a new build apartment in Brecon. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Brecon
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I decided to have a survey carried out on a property in Brecon in advance of retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will not grant a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brecon. Conveyancing will be smoother if you use a solicitor in Brecon especially if they regularly deal with such properties in Brecon.
Is it possible to swap conveyancer as I have to find one who is on the Barclays conveyancing list. I instructed a high street conveyancing solicitor in Brecon round the corner but he is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Brecon on the Barclays panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Brecon. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Brecon.