We selected a Fishguard based lawyer for our conveyancing in Fishguard last week. Going through the official terms of business it is apparent thatwe are responsible for costs even where the transaction does not complete. Would I be best advised to instruct a web based lawyer advertising no completion no charge conveyancing in Fishguard?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to cover the transactions that abort. Dont forget that these arrangements generally do not cover disbursements by way of example Fishguard conveyancing search expenses.
Our conveyancer has uncovered a defect with the lease for the apartment we are buying in Fishguard. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that he must be satisfied that the lender is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
We note that you have a search directory identifying law firms on the Virgin Money conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Fishguard?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fishguard.
I had intended to instruct a conveyancing solicitor in Fishguard for our home move. Our financial adviser informed us that our mortgage lenders Britannia won't deal with them. Surely this is unduly restrictive?
A lender may direct that an approved solicitor act for it. Borrowers are expected to meet the charges for this. Do use our search facility to select a solicitor to carry conveyancing in Fishguard on the Britannia conveyancing panel.
I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Fishguard for a purchase of a leasehold flat 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is in your name, you can carry out 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 Fishguard conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Fishguard is the location of the property. Can you offer any advice?
Flying freeholds in Fishguard are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fishguard you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishguard 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.