I am progressing with the sale of my flat in Denbighshire and the estate agent has just e-mailed to advise that the buyers are switching property lawyer. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Denbighshire ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
Having sold my house in Denbighshire last April but my buyer keeps calling every few hours to moan that their lawyer needs to hear from mysolicitor. What are the post completion sale formalities following completion?
After completion of your sale your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer must also evidence that the mortgage has been repaid to the purchasers solicitors. There are no post completion procedures just for conveyancing in Denbighshire.
Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in Denbighshire is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £175.00 in another set of legal fees.
Please do make the most of the search tool on this page. Pick the lender and type ‘Denbighshire’ or your location and you will be presented with numerous conveyancers located in Denbighshire or by proximity to you.
five months have gone by following my purchase conveyancing in Denbighshire completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Denbighshire in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not grant a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Denbighshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I am an executor of my recently deceased mum’s Will, with a house in Denbighshire which is to be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some buyers solicitors will insist that it is done before they will proceed. What's the procedure for this?
In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.