I am getting closer to an exchange on a house in Brynmill and my parents have transferred the ten percent deposit to my solicitor. I am now told that as the deposit has not come from me my property lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your conveyancing practitioner is obliged to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
I am in the process of remortgaging my home in Brynmill, does my lawyer have to be on the RBS Solicitor panel?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My wife and I are buying a house in Brynmill. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send money 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.
When it comes to mortgage companies such as Leeds Building Society, do Brynmill solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We previously instructed solicitors based in Brynmill on the Santander solicitor approved list. They are now charging me a further amount for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Santander but by your Brynmill property lawyer. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Brynmill?
Many commercial conveyancing solicitors in Brynmill will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Brynmill. The search result provides definitive data 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 Brynmill.
For every commercial conveyancing transaction in Brynmill it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Brynmill commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Brynmill.
I used Arc property Solicitors several years past for my conveyancing in Brynmill. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brynmill of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are a fortnight into a leasehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Brynmill. We are not happy. Could you help me find new solicitors?
A conveyancer would have to be very bad in order to consider changing them. Has your mortgage offer been sent? If so you need to make them aware of the new conveyancer and ensure the offer are re-sent. Your conveyancer needs to be on the lenders panel to avoid supplemental expenses and frustration. That should be your first question of the new conveyancers. The search tool can help you find a lender approved solicitor for your conveyancing in Brynmill