Am I correct in assuming that the fact that my conveyancer in Harlech is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Harlech conveyancing practice and enquire why they are no longer on the approved list for your bank.
Our Harlech solicitor has uncovered an inconsistency when comparing the information in the home valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
A colleague suggested that if I am buying in Harlech I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Harlech conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Harlech around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Harlech.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Harlech is where the house is located. Is there any guidance you can give?
Flying freeholds in Harlech are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harlech you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlech 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 premises.
Am I right to be concerned that brokers that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local Harlech conveyancing firm?
As with many professional services, often input from relatives can be extremely useful or valuable. Yet there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest solicitors to retain. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that some mortgage providers have an approved list of lawyers you must use for the mortgage related work in your house move.
Back In 2004, I bought a leasehold house in Harlech. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Harlech who acted for me is not around. Any advice?
First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Harlech conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Harlech Conveyancing for Leasehold Flats - Sample of Queries before buying
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You will want to discover as much as possible regarding the company managing the block as they will either make your life much easier or a lot more difficult. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the communal areas. Don't be afraid to ask other tenants what they think of them. On a final note, investigate as to the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money. It is important to be aware if a new roof is being put on or some other major work is due shortly to be shared between the leaseholders and will materially increase the the service costs or necessitate a one off payment.