The Neath Abbey conveyancing firm handling our Neath Abbey conveyancing has spotted a difference between the assumptions in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he must ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions 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 both parties.
Are the Neath Abbey conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Neath Abbey conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Can you clarify what the consequences are if my solicitor is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Neath Abbey?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My relative suggested that if I am buying in Neath Abbey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Neath Abbey conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Neath Abbey around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Neath Abbey Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Neath Abbey.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Neath Abbey is where the house is located. Is there any guidance you can impart?
Flying freeholds in Neath Abbey are not the norm 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 bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath Abbey may decide 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 property.
I need to retain a conveyancing solicitor for my conveyancing in Neath Abbey. I've chance upon a web site which appears to be the perfect solution If it is possible to get all the legals done via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?