Can you clarify what the consequences are if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Brynmill?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are close to exchanging contracts on the sale of our house in Brynmill and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Brynmill. We have lived in Brynmill for many years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to 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 health insurance to cover that same sickness)
Me and my brother have a renovated Edwardian property in Brynmill. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brynmill 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 purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, no chain conveyancing. Brynmill is the location of the property. Can you shed any light on this issue?
Flying freeholds in Brynmill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brynmill you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brynmill may ascertain 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 property.
How do I search for a Brynmill law firm on the Nationwide Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 20kilometers to meet the conveyancer.
You can use the search on this page. Please pick a mortgage company and your location and you will see a number of Brynmill conveyancing lawyers locally. We have detailed some Brynmill conveyancing firms towards the end of this page and you can ring them to check if they are on the Nationwide Building Society panel
Is it best to use a Brynmill conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can handle the legal work however his firm is located 400miles drive away.
The benefit of a local Brynmill conveyancing practice is that you can attend the office to execute documents, present your ID and pester them if necessary. They will also have local insight which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and they were impressed that must trump using an unfamiliar Brynmill conveyancing lawyer just because they are local.