Is the fact that my conveyancer in Dunvant is not on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Dunvant conveyancing practice and ask them why they are no longer on the approved list for your lender.
My husband and I are nearing an exchange on a property in Dunvant and my parents have transferred the exchange deposit to my lawyer. I am now told that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your conveyancer is obliged to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
A friend advised me that in buying a property in Dunvant there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Dunvant which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Dunvant should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on an apartment in Dunvant. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner called me to say that they were not on the Nationwide 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 Nationwide 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.
About to purchase flat in Dunvant. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dunvant lawyer is on the Clydesdale conveyancing panel.
I acquired my flat on 14 July and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Dunvant expressed confidence that it should be registered in a couple of weeks. Are properties in Dunvant uniquely lengthy to register?
As far as conveyancing in Dunvant registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any interested parties. As of today roughly three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration occurs once the new owner is living at the premises therefore an expedited registration is not always primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
My husband and I are first time buyers - had an offer accepted, yet the estate agent has warned us that the owners will only proceed if we appoint the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Dunvant
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Dunvant conveyancing lawyers - rather thanthose that will give their negotiator at the agency a referral fee or hit his conveyancing thresholds pre-set by HQ.
I need to change lawyers as my Dunvant lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Dunvant that you're thinking of instructing.