The Llanfechain conveyancing firm handling our Llanfechain conveyancing has discovered an inconsistency when comparing the assumptions in the home valuation report and what is in the conveyancing documents. My solicitor says that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We see that you have a post code search directory listing firms on the Santander conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Llanfechain?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanfechain.
I have been recommended a conveyancing solicitor in Llanfechain. I need to find out whether they are accepted on the Virgin Money conveyancing panel. Could you advise?
You should call your lawyer and ask them whether they can act for the bank. Alternatively please get in touch with Virgin Money who may be able to confirm.
Should my conveyancer be making enquiries concerning flooding as part of the conveyancing in Llanfechain.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Llanfechain. There are those who acquire a house in Llanfechain, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in Llanfechain. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out whether the premises has suffered from flooding. In the event that the premises has been flooded in past and is not revealed by the seller, then a buyer could bring a claim for damages as a result of such an misleading answer. A buyer’s solicitors may also commission an enviro report. This will indicate whether there is any known flood risk. If so, further investigations should be initiated.
I have been sourcing a conveyancing solicitor in Llanfechain for my purchase. Can I check a firm’s complaints history with the profession’s regulator?
One can find documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.
Should I cancel the direct debit for my mortgage with Virgin Money as soon as a completion date for my home sale in Llanfechain has been set?
You would be well advised to maintain meeting any mortgage payments to Virgin Money pending the mortgage being redeemed from the proceeds of sale as part of your Llanfechain conveyancing.