My husband and I are intent on purchasing a ground floor flat in Coedpoeth. My property lawyer is not listed on the bank approved panel. Can I still continue with my Coedpoeth conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
One will need to appoint a conveyancer to complete the formalities when you take out a mortgage to purchase your property. They will carry out all the relevant investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in place. You could select a Coedpoeth conveyancer of your choice. However, where the conveyancing practitioner appointed is not a member of the mortgage company approved list additional costs will be levied as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so where your lawyer has not previously applied for membership they should do so.
Our nephew is about to exchange on a newly built flat in Coedpoeth with a mortgage from Santander. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My brother-in-law has suggested I instruct a conveyancing solicitor in Coedpoeth. I need to find out whether they are accepted on the Nationwide Building Society conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is contact your solicitor and ask them if they can act for the lender. Otherwise you can call Nationwide Building Society who may be able to help.
Will our conveyancer be asking questions about flooding as part of the conveyancing in Coedpoeth.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Coedpoeth. There are those who buy a house in Coedpoeth, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Coedpoeth. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could bring a claim for damages resulting from an incorrect answer. The purchaser’s conveyancers may also order an environmental search. This will disclose if there is any known flood risk. If so, further inquiries should be carried out.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Coedpoeth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Coedpoeth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Coedpoeth you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coedpoeth may decide 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 premises.
I need to instruct a conveyancing lawyer in Coedpoeth for my purchase. Is there any facility to see a firm’s complaints history with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 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. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.