My wife and I are purchasing a maisonette in Mumbles. My Solicitor is not listed on the lender solicitor panel. Am I still permitted to continue with my Mumbles conveyancing solicitor even though they are not on the bank approved list?
You have a couple of choices open to you here
- Carry on with your existing Mumbles solicitor but your bank will no doubt use a conveyancer on their approved list. The net result is additional charges and likely frustration.
- Choose a fresh solicitor to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to join the mortgage company conveyancing panel
Is it realistic for conveyancing in Mumbles to be finalised in under 3 weeks?
Where the seller is applying pressure for your conveyancing we would recommend that your conveyancer is familiar with the location as they will have local contacts and intelligence. It is possible that they could have conducted previoushouses in the same street. Therefore consider using a Mumbles conveyancing firm. In addition, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that 18% of Mumbles conveyancing deals are suspended or jeopardised after finding out that a purchaser’s conveyancer was not on their mortgage lender’s panel. This can often result in the transaction being held up by as much as 21 days. It is claimed that this issue affects in the region of one hundred thousand home moves every year. Many Mumbles conveyancing firms can not represent certain mortgage companies so do check at the outset.
My conveyancer has informed me that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Mumbles?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Mumbles bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Mumbles conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
Provided that the solicitor is on the lender approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I had an offer accepted on a house in Mumbles on 20/1/2025, valuation was booked five days later, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
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.
I am looking for a ground for flat up to £235,500 and found one round the corner in Mumbles I like with open areas and transport links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Mumbles in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
I am looking for a conveyancing practitioner in Mumbles for my home move. Can I review a solicitor's complaints history with the legal regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, ring 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 could monitor call for training requirements.
We are soon to acquiring a home in Mumbles. Could the lawyer keep our transaction price private from sites such as Zoopla. How could this be achieved ?
HM Land Registry are legally required to reveal price sold information on a register of the title for residential properties countrywide including premises in Mumbles. The register of ownership is a public document, so HMLR would be breaking the law if they did not permit access to the register.
You can make a request of the Land Registry to withhold the amount paid data but the answer will be a No.