We are buying a 1 bedroom flat in Hay On Wye with a mortgage. We have a Hay On Wye conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Hay On Wye conveyancing practitioner and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hay On Wye conveyancing solicitor to apply to be on the conveyancing panel.
My god-son is buying a newly built flat in Hay On Wye with a mortgage from Co-operative. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
When it comes to mortgage companies such as Bank of Ireland, do Hay On Wye conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Hay On Wye solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Hay On Wye. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Skipton your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Hay On Wye.
Have purchased a a terraced house in Hay On Wye , how long will it take for the Land Registry to register my title? My Hay On Wye conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.
There is nothing unique when it comes to conveyancing in Hay On Wye registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer has moved in to the premises therefore an expedited registration is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
Are there any apps to help locate a Hay On Wye solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am willing to travel upto 10miles to meet the lawyer.
You can use the facility on this page. Please choose the bank and your location and you will see a number of Hay On Wye conveyancing lawyers based on proximity. We have detailed some Hay On Wye conveyancing firms at the bottom of this page and you can telephone them to see if they are on the Platform Home Loans Ltd panel
As co-executor for the will of my uncle I am disposing of a property in Monmouth but reside in Hay On Wye. My solicitor (who is 300 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Hay On Wye who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Hay On Wye