I am six weeks into the sale of my maisonette in Bryncoch and the EA has just telephoned to advise that the buyers are changing their solicitor. The excuse is that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Bryncoch ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
My partner and I have recently bought a property in Bryncoch. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Bryncoch?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Bryncoch. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a document referred to as a Seller’s Property Information Form. If the information ends up being inaccurate, you could possibly take legal action against the owner 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 Bryncoch.
A colleague recommended that if I am buying in Bryncoch I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Bryncoch conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Bryncoch around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bryncoch Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Bryncoch Education with maps and statistics, Local Amenities and other useful data regarding Bryncoch.
I purchased a terraced Victorian property in Bryncoch. Conveyancing lawyer represented me and Skipton Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bryncoch and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.
I have been sourcing a conveyancing solicitor in Bryncoch for my home move. Is it possible to check a firm’s complaints history with the profession’s regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor call for training requirements.
I purchased a flat in Bryncoch last 29/5/2025 and to date it is still not recorded with HM Land Registry. It is part of a development site and my solicitor told me that it may take 12 months to complete the registration formalities. I have contacted the Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
get in touch with your conveyancing practitioner - Where you are unsatisfied with the responses, find out about their internal complaints procedure and amplify your concerns to a Partner. Registrations for Bryncoch conveyancing are not known to be significantly delayed.