We are intending to purchase a 3 bedroom flat in Felinheli with a mortgage. We like our Felinheli solicitor, but the bank advise she’s not on their "panel". It appears that we have no choice but to select one of the lender panel firms or continue with our Felinheli lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Felinheli conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to acquire a property and require a conveyancing solicitor in Felinheli who is on the RBS solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Felinheli.
Should my lawyer be asking questions regarding flooding as part of the conveyancing in Felinheli.
The risk of flooding is if increasing concern for solicitors dealing with homes in Felinheli. Some people will buy a house in Felinheli, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Felinheli. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer may issue a claim for damages resulting from an incorrect reply. The purchaser’s solicitors will also conduct an environmental search. This should reveal if there is any known flood risk. If so, more detailed investigations will need to be carried out.
I used Action Conveyancing several years ago for my conveyancing in Felinheli. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Felinheli of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Felinheli is the location of the property. Is there any advice you can give?
Flying freeholds in Felinheli are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Felinheli you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Felinheli 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 residence.
New build sellers have suggested I use a property lawyer and I've sought a quote from them. They are almost £250 cheaper than my family Felinheli conveyancer. What's the catch?
Developers often have panels of property lawyers who expedite matters and who know the developer’s paperwork and conveyancing practitioner. Plenty of developers offer an inducement to choose a preferred conveyancing practitioner for this reason, any increased fees can be avoided and a builder won't recommend a conveyancing factory and run the risk of having the conveyancing delayed when they want exchange in 28 days. The argument for not agreeing to use the suggested property lawyer is that they may prove unwilling to 'push' your interests at the risk of alienating the developer. Where you have concerns that this may be the situation you should remain with your high street Felinheli lawyer.