Is the fact that my solicitor in Gwersyllt is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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. If you are concerned you should simply call the Gwersyllt conveyancing practice and ask them why they are no longer on the approved list for your bank.
What happens if my solicitor is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Gwersyllt?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
If you had a top tip for selecting a conveyancing solicitor in Gwersyllt what would it be?
Do not opt for the lowest Gwersyllt conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Two weeks ago we had a mortgage agreed in principle with HSBC. Gwersyllt conveyancing practitioners were selected. How long does it take for HSBC to send the offer to the lawyer?
There is no definitive answer here. Have HSBC done the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Barclays. I assume I don't need a Gwersyllt conveyancer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Gwersyllt for a purchase of a leasehold apartment 12 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, 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 Gwersyllt conveyancing specialists.
I'm purchasing a new build house in Gwersyllt benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about the deal as it could adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
At last I have had an offer on an maisonette in Gwersyllt agreed to, the vendor does nevertheless have a dependent purchase. The vendors have offered on on an apartment, although it’s not yet agreed to, and has viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Gwersyllt. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is normal to have concerns where there is a chain given your reluctance to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Gwersyllt conveyancing search costs, etc). First, you should check that your property lawyer is on the Bank of Ireland conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a hot market some buyers would apply for a home loan with Bank of Ireland and pay for the survey and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Gwersyllt.