I can't travel far from Neath Abbey. What is the rationale as to why all Neath Abbey conveyancers are not on all mortgage company panels?
Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It led to lenders pruning a number of firms off their panel of approved lawyers .
It is is a decade since I acquired my property in Neath Abbey. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Neath Abbey relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
I happen to be the single beneficiary of my late mum's will and I have everything in my name now, including the house in Neath Abbey. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view banks take of it, depend on the lender as this clause is primarily there to capture subsales or the quick reselling of property.
Completion of my purchase has taken place for my property in Neath Abbey. 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. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
At last I have had an offer on a maisonette in Neath Abbey agreed to, the owners do nevertheless have a connected purchase. The owners have put an offer on somewhere, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Neath Abbey. What should be my next step? When should I get the mortgage application with Lloyds started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Neath Abbey conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Lloyds conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in Neath Abbey.
My relative advised me that where I am buying in Neath Abbey I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Neath Abbey conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Neath Abbey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Neath Abbey.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Neath Abbey is the location of the property. What do you suggest?
Flying freeholds in Neath Abbey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neath Abbey you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath Abbey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to instruct a conveyancing practitioner in Neath Abbey for my home move. Can I check a solicitor's complaints history with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.