I am one month into the sale of my maisonette in Garndolbenmaen and the EA has just e-mailed to advise that the purchasers are appointing a new property lawyer. The excuse is that the lender will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Garndolbenmaen ?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
I am intent on selling our house in Garndolbenmaen and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Garndolbenmaen. We have lived in Garndolbenmaen for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Garndolbenmaen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Garndolbenmaen
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There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey completed on a property in Garndolbenmaen before appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders will refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Garndolbenmaen. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Garndolbenmaen to see if the conveyancing will be more expensive.
What tools are available to identify a Garndolbenmaen solicitor on the Barclays conveyancing panel? I am a keen cyclist and am happy to travel upto 20kilometers to meet the solicitor.
You can use the tool on this website. Please choose the bank and your location and you will see a number of Garndolbenmaen conveyancing lawyers located nearest you. We have detailed some Garndolbenmaen conveyancing firms at the bottom of this page and you can ring them to verify if they are on the Barclays panel
Am I best advised to appoint a Garndolbenmaen conveyancing lawyer who is local to the property I am buying? I have an old university friend who can handle the legal work however they are based a couple of hundredmiles away.
The primary upside of using a local Garndolbenmaen conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and pester them where appropriate. Having local Garndolbenmaen know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that should outweigh using an unknown Garndolbenmaen conveyancing lawyer solely due to them being based in the area.