Is the fact that my conveyancer in Holywell is not on my bank's solicitor panel that there is a problem with the quality of her work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Holywell conveyancing practice and enquire why they are no longer on the approved list for your lender.
Last December we completed a house move in Holywell. We have noticed several problems with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted as part of conveyancing in Holywell?
The question is vague as what problems have arisen and if they are relate to conveyancing in Holywell. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a form called a SPIF. answers ends up being misleading, you could possibly take legal action 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 Holywell.
I am selling our home in Holywell and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Holywell conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Holywell. We have lived in Holywell for many years we know that this is a non issue. Should we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm purchasing a new build house in Holywell with a mortgage from Bank of Ireland. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this side-deal as it will adversely affect my loan with Bank of Ireland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Holywell is where the house is located. What do you suggest?
Flying freeholds in Holywell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holywell you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holywell 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 property.
How difficult is it to transfer to a new firm as I need to select a firm on the Godiva Mortgages Ltd conveyancing panel. I hired a local conveyancing solicitor in Holywell five minutes from me but he is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Holywell on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Holywell. In utilising search facility on this website, you can compare costs for conveyancing solicitors in Holywell and beyond.