My wife and I are purchasing a 3 bedroom flat in Rhayader with a mortgage. We have a Rhayader conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Rhayader property lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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. Another option that might be available is for your Rhayader conveyancing lawyer to apply to be on the conveyancing panel.
Can I use your services to find a Conveyancing solicitor in Rhayader even where I’m not buying or disposing of a house, for instance if I want to buy an office in Rhayader with a loan from Leeds Building Society?
The service is primarily utilised to select residential conveyancing solicitors in Rhayader but we have listed at the bottom of this page a few Rhayader commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent Leeds Building Society
Is it the case that all Rhayader CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
is it true that all Rhayader conveyancing solicitors on the Lloyds conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
Last month we had a mortgage agreed in principle with Barclays. Rhayader conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays conducted the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Rhayader for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rhayader conveyancing specialists.
Just had an offer accepted on a new build apartment in Rhayader. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rhayader
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
In my capacity as executor for the will of my father I am selling a residence in Neath but I am based in Rhayader. My conveyancer (approximately 260 kilometers from merequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Rhayader to attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Rhayader based