We are purchasing a 3 bedroom apartment in Morriston with a mortgage. We like our Morriston conveyancer, however the bank advise he's not on their "panel". It seems we have no choice but to select one of the bank panel solicitors or retain our Morriston conveyancing practitioner as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Morriston conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to recommend a Conveyancing solicitor in Morriston even where I’m not buying or disposing of a house, for example where I intend to acquire an office in Morriston with a loan from Britannia?
Our search tool is predominantly used to help choose domestic conveyancing solicitors in Morriston but we have listed at the end of this page a selection of Morriston commercial conveyancing firms. You will need to speak with the company directly to check if they can also act for Britannia
We just had an offer accepted to buy with Darlington Building Society. I visited a few high street solicitors but cant to find a Morriston conveyancing firm on the Darlington Building Society panel. Could you assist?
Please do make the most of the search tool on this web page. Pick the mortgage company and type Morriston or your location and you will be presented with numerous conveyancers based in Morriston or nearest you.
Are there restrictive covenants that are commonly picked up during conveyancing in Morriston?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Morriston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I right to be concerned about brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Morriston conveyancing firm?
As with lots of service providers, often suggestions from family and friends can be very helpful. Yet there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend solicitors to appoint. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the right to select your own lawyer. However, bear in mind that some lenders operate an approved list of conveyancers you have to use for the mortgage related work in your home move.
I own a leasehold house in Morriston. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Morriston who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Morriston conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Morriston Leasehold Conveyancing - Examples of Queries Prior to buying
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Is there a share of the freehold? What is the length of the lease? Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, albeit that a few managing agents in Morriston ask leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major repairs or maintenance.