My husband and I are purchasing a 3 bedroom apartment in Henllan with a mortgage. We have a Henllan conveyancer, but the mortgage company advise she’s not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or keep our Henllan conveyancing practitioner and pay for one of their panel firms to act for them. We regard this is inequitable; 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 Henllan conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing lawyers revealed through your search tool conduct right to buy conveyancing in Henllan?
We have identified a number of conveyancing solicitors carrying out right to buy conveyancing matters You should call us to obtain a costs illustration.
I have been told that property searches are the main cause of delay in Henllan conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Henllan.
Are there restrictive covenants that are commonly picked up during conveyancing in Henllan?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Henllan. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been advised by numerous property agents in Henllan to select a property lawyer on your site. Is there a financial upside for Estate Agents to offer your lawyers ahead of a competitor’s?
We don’t offer any commission for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
To what extent are Henllan conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Henllan or further afield.