I am progressing with the sale of my apartment in Hawarden and the EA has just telephoned to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a leading lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Hawarden ?
UK lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that 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 unlikely to have any impact on this.
Last June we completed a house move in Hawarden. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Hawarden?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Hawarden. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hawarden.
Can your site be used to find a Conveyancing solicitor in Hawarden even if I’m not buying or disposing of a house, for example if I want to buy a shop in Hawarden with a loan from HSBC Bank?
Our search tool is primarily there to find residential conveyancing solicitors in Hawarden but we have recorded at the bottom of this page a selection of Hawarden commercial conveyancing firms. You should speak with the company directly to establish if they are also authorised to represent HSBC Bank
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Hawarden? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Hawarden?
Unless a previous purchase of the property completed after 12 October 2013 you could take it that solicitors handling conveyancing in Hawarden to remain encouraging a chancel search and or chancel repair liability insurance.
I am thinking of appointing a conveyancing solicitor in Hawarden for my house move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
One may read presented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded call for training purposes.
I am buying a garden maisonette in Hawarden. Conveyancing solicitor has been awaiting, from the seller, building insurance schedule. Earlier today I was informed that the seller needs to forward the insurance paperwork for the flat above in addition. Why does my conveyancer want to check the insurance for the other flat? Is it really required? We have been waiting for the last fortnight…
It is not impossible in leasehold conveyancing in Hawarden to discover Conveyancing in Hawarden in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the complete building - which is clearly better. You should clarify with your lawyer but it would seem that your conveyancing practitioner is seeking to establish that the complete building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed due to lack of insurance.