My IFA says he needs my Kidwelly lawyer’ panel reference for the HSBC conveyancing panel. Can you suggest how I discover this. I have tried my local Kidwelly branch but they have not responded to me.
Have you tried calling your Kidwelly solicitor about this?. Most Kidwelly conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am acquiring a house without a mortgage in Kidwelly. I have resided for the last dozen years in Kidwelly. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well must I have all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Kidwelly conveyancing searches are optional. Your solicitor will try and sway you, no-doubt strongly, that you should have searches done, but she is duty bound to do this. Do bear in mind; if you are likely to dispose of the house one day, it will be of importance to your future purchaser what the searches disclose. On occasion houses with apparent issues can still show up detrimental search results. A competent conveyancing solicitor in Kidwelly will provide you some helpful advice concerning this.
My fiancee and I are at the point of viewing houses in Kidwelly and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a mortgage with Coventry BS.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are obtaining a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my remortgage has taken place for my property in Kidwelly. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Kidwelly is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are selling our property in Kidwelly and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Kidwelly. We have lived in Kidwelly for 4 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. 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 life insurance to cover that same ailment)
It has been 2 months since my purchase conveyancing in Kidwelly completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am due to assess quotes for conveyancing in Kidwelly from various conveyancing practitioner and choose one. Am I right to ask them to hold tight until I have found somewhere to purchase.
You should only ask your property lawyer to commence work and apply for searches after the offer has been accepted on the property particularly as Kidwelly conveyancing searches are not inexpensive.