I am nearing exchange of contracts for my house in Pencader and the estate agent has just text me to advise that the purchasers are changing their law firm. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a big named mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Pencader ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Me and my partner are purchasing our first property. The lawyer has messagedto ask if we wish to order additional conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Pencader
The quantity and type of Pencader conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What is important is that you adequately appreciate what information each search could supply. You may then decide if you personally think you need that search. Should you be unsure, ask the conveyancer to guide you.
We are selling our home in Pencader. Does my lawyer need to be required to be on the Coventry BS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
I used Wolstenholmes a few years past for my conveyancing in Pencader. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Pencader of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a house in Pencader in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may refuse to give a loan on this type of house.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pencader. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pencader to see if the conveyancing will be more expensive.
I am selling my home. My past solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Pencader if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Pencader. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.