Me and my wife are acquiring a leasehold flat in Carmarthen. My property lawyer is not on the bank approved panel. Am I still permitted to appoint my Carmarthen conveyancing solicitor even though they are not on the mortgage company panel?
Your options include
- Proceed with your chosen Carmarthen solicitor but your lender will no doubt retain a conveyancer on their conveyancing panel. The net result is additional cost and probable delay.
- Appoint a fresh lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your solicitor to seek to join the bank panel
We note that you have a post code search directory identifying law firms on the Aldermore conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Carmarthen?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Carmarthen.
Are there restrictive covenants that are commonly identified during conveyancing in Carmarthen?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Carmarthen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Carmarthen differ for new build properties?
Most buyers of new build property in Carmarthen contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Carmarthen typically purchase the land, 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 used to new build conveyancing in Carmarthen or who has acted in the same development.
I need to instruct a conveyancing practitioner in Carmarthen for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
One can search for documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
My son is just in the process of moving home, he had his mortgage in principle. One the offer was accepted on apartment we rang the bank to go forward with his. We were disappointed to hear that banks do not accept all conveyancer, they need to be on their approved list, is this right?
Banks normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Carmarthen solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.