I had intended to instruct a property lawyer in Pembrokeshire for our house move. Our broker has since notified us that our mortgage lenders Barnsley Building Society won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most banks had a different appetite for risk. Almost all Pembrokeshire conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Pembrokeshire conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Pembrokeshire is one of the thousands of locations where the solicitors we recommend are are approved Barnsley Building Society.
Should our solicitor be raising enquiries concerning flooding during the conveyancing in Pembrokeshire.
Flooding is a growing risk for solicitors dealing with homes in Pembrokeshire. Some people will buy a house in Pembrokeshire, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that may be initiated by the buyer or by their lawyers which can give them a better understanding of the risks in Pembrokeshire. The standard information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to find out if the premises has historically flooded. In the event that the premises has been flooded in past and is not revealed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect answer. The buyer’s solicitors should also commission an environmental report. This should disclose if there is any known flood risk. If so, further investigations should be initiated.
I used Stirling Law several years ago for my conveyancing in Pembrokeshire. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pembrokeshire of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are FTB’s - had an offer accepted, but the estate agent advised that the vendor will only issue a contract if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Pembrokeshire
We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Pembrokeshire conveyancing solicitors - not the ones that will give the estate agent a commission or meet his conveyancing targets demanded by senior management.
Planning to complete next month on a ground floor flat in Pembrokeshire. Conveyancing solicitors inform me that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Pembrokeshire should include some of the following:
-
Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The total ownership of the demise. This will be the property itself but could also incorporate a roof area or cellar if relevant. Will you be prohibited or prevented from having pets in the property?
Pembrokeshire Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
-
It would be wise to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the cleanliness of the communal areas. Don't be shy to ask prospective neighbours whether they are happy with their service. Finally, investigate as to the dates that the service charges are due to the managing agents and precisely what you get for your money. What restrictions exist in the Pembrokeshire Lease? For most Pembrokeshire leaseholds the cost for major works are not wrapped into the maintenance charges, although a few managing agents in Pembrokeshire require tenants to contribute towards a reserve fund and this is used to offset against major works.
My husband and I are purchasing a three bedroom housein Pembrokeshire with a mortgage from a mortgage company. We have a lawyer in Pembrokeshire yet our lender advise he's not on their "panel". We have to appoint from the our lender panel solicitors or keep our Pembrokeshire solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The lender mortgage issued is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Pembrokeshire : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your lender.