I am in the process of selling my house in Llanberis and the estate agent has just called to warn that the buyers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Llanberis ?
Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
I am purchasing a house and the conveyancer has identified Chancel Repair to which the house could be liable because it falls into the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Llanberis
Unless a previous acquisition of the house took place after 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Llanberis to remain encouraging a chancel search and or chancel repair liability policy.
How does conveyancing in Llanberis differ for new build properties?
Most buyers of new build property in Llanberis come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Llanberis typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanberis or who has acted in the same development.
I am selling my house. My previous conveyancers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Llanberis if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Llanberis. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I have been sourcing a conveyancing solicitor in Llanberis for my remortgage. Is there any facility to see a firm’s record with the profession’s regulator?
One can find documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
I am an executor of my recently deceased aunt’s Will, with a property in Llanberis which will be sold. The bungalow has never been registered at HMLR and I'm advised that some estate agents will insist that it is in place before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.