Our lawyer has discovered a defect with the lease for the property we are buying in Hirwaun. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer says that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We are planning to acquire a property and require a conveyancing solicitor in Hirwaun who is on the Nationwide conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Hirwaun.
I had intended to instruct a property lawyer in Hirwaun for our house purchase. Our financial adviser has since advised us that our mortgage lenders National Westminster Bank won't deal with them. Surely this is unduly restrictive?
Banks on the whole restrict either the type or the number of conveyancing firms on their member panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have reduced the number of firms they allow to act for them. You should note that National Westminster Bank have no responsibility for the quality of advice provided by any member of National Westminster Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains mixed views concerning the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Hirwaun only execute very few conveyances per annum.
I am buying a terrace house in Hirwaun. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your solicitor should review the registered title as conveyancing in Hirwaun will occasionally identify restrictions in the title deeds which restrict certain works or need the consent of another owner. Some extensions need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Coventry BS. I assume I don't need a Hirwaun property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Hirwaun. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £200. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Hirwaun for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest way to check if the property is in your name, you can make 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 Hirwaun conveyancing specialists.
There are a number of conveyancers listed on your site but can you recommend a good conveyancer to do the acquisition of an apartment in Hirwaun. With any luck we will secure the flat for £165000 with a mortgage from Nottingham. We are in Hirwaun but dont care where they are.
LenderPanel.com is limited to being a directory service for lawyers who want to be listed as being on the approved conveyancing panel for Nottingham in certain areas for instance Hirwaun . We dont recommend any particular property lawyer.