Is the fact that my conveyancer in Menai Bridge is not listed on my bank's solicitor panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Menai Bridge conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My property lawyer in Menai Bridge has never been on on the Aldermore Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the Aldermore panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Menai Bridge solicitors but Aldermore will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in delays.
- Choose a new practitioner to act in the conveyancing, obviously checking they are on the Aldermore panel
Completion of my purchase has taken place for my property in Menai Bridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Intending to buy a house in Menai Bridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Menai Bridge property lawyer is on the Bank of Ireland conveyancing panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Menai Bridge solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Menai Bridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just had an offer accepted on a new build flat in Menai Bridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Menai Bridge
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.
How do I identify a Menai Bridge solicitor on the Yorkshire Building Society conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the facility on this page. Please select a bank and your location and you will see a number of Menai Bridge conveyancing lawyers based on proximity. We have detailed some Menai Bridge conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Yorkshire Building Society panel
My son is just in the process of moving house, the home loan was agreed last week in principle. One the seller agreed the offer on the house we contacted the bank to go forward with his. We were shocked to hear that mortgage companies do not accept all lawyer, they have to be on a list, is this right?
Lenders normally imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Menai Bridge property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.