I can't travel far from Cwmcarn. Is there a reason why all Cwmcarn conveyancers aren't automatically on all bank panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies removing less reputable firms off their official list of approved conveyancing practitioners .
We have very brash vendors who has recommended a lock out agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
This form of agreement is unusual in Cwmcarn, conveyancers are often found to direct clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer is left exposed. In addition, there is no certainty that just because the seller has entered into a lock out contract they will sell to you. They may be tempted to break the agreement if they receive sufficient offer to do so because a wronged claimant with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and these may not compare to the financial upside that your vendor may obtain by breaking the contract, however morally unworthy that may be.
My home in Cwmcarn is up for sale and I have a purchaser. Will my conveyancer have to be required to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
I am currently in the process of buying my council flat in Cwmcarn. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I recently had an offer agreed on a house in Cwmcarn. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Soon after, the solicitor called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being a right pain. The Cwmcarn solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a ground for flat up to £195,000 and identified one near me in Cwmcarn I like with open areas and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Cwmcarn in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
Is it possible to change conveyancer as I need to appoint a firm on the Platform Home Loans Ltd conveyancing panel. I hired a high street conveyancing solicitor in Cwmcarn round the corner but she is not approved by Platform Home Loans Ltd
It would be our pleasure to help you select a conveyancing solicitor in Cwmcarn on the Platform Home Loans Ltd panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cwmcarn. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cwmcarn.