Unfortunately I am unable to travel far from Halkyn. Is there a reason why all Halkyn solicitors aren't included on all bank panels?
Lenders normally impose restrictions on either the nature or the number of conveyancing firms on their panel. A common example of such criteria being that the organisation needs to have at least two partners. As well as restricting the type of firm, some banks such as HSBC decided to reduce the number of organisations they allow to act for them. You should note that building societies have no liability for the accuracy of service supplied by any Halkyn property lawyer on their panel. Increases in mortgage fraud was a key driver in the culling of solicitor panels a few years ago notwithstanding that there are conflicting thoughts about the extent of solicitor involvement in some of that fraud. Statistics via HMLR exposes that thousands of conveyancing organisations only transact a couple of conveyances annually. Those advocating conveyancing panel culls question why law firms deserve any entitlement to be listed on a conveyancing panel when clearly conveyancing is not their speciality?
We see that you have a search directory listing solicitors on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Halkyn?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Halkyn.
A relative suggested that if I am purchasing in Halkyn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Halkyn conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Halkyn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Halkyn Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Halkyn Education with plans and statistics, Local Amenities and other useful information regarding Halkyn.
I have recentlybeen informed that Stirling Law have closed. They conducted my conveyancing in Halkyn for a purchase of a leasehold flat 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to see 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 Halkyn conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Halkyn is where the house is located. Can you shed any light on this issue?
Flying freeholds in Halkyn are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Halkyn you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Halkyn may determine 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 property.
How much experience do your Halkyn conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Halkyn conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Halkyn conveyancers have worked on recent similar cases.