I am selling my flat in Dingle and the EA has just e-mailed to say that the purchasers are changing their law firm. The excuse is that the bank will only engage with property lawyers on their approved list. Why would a major lender only work with certain law firms rather the firm that they want to choose for their conveyancing in Dingle ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 buyers are unlikely to have any sway in the decision.
My Dingle solicitor has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
It is a dozen years since I purchased my home in Dingle. Conveyancing lawyers have just been appointed on the sale but I can't locate the title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Dingle involves registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
What does a local search tell me regarding the house I am purchasing in Dingle?
Dingle conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Dingle conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Dingle for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dingle conveyancing specialists.
What makes your site different to other internet conveyancing brokers for conveyancing in Dingle?
At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Dingle. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you instruct them for your home move in Dingle