How up to date is your database of St Athan solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
St Athan conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
We wanted to use a conveyancing solicitor in St Athan for our house purchase. Our financial adviser has since notified us that our bank Platform Home Loans Ltd won't deal with them. Why is this not regarded as unfair competition?
Lenders normally restrict either the type or the amount of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have limited the number of solicitor practices they permit to represent them. You should note that Platform Home Loans Ltd have no responsibility for the quality of advice provided by any member of Platform Home Loans Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains differing opinions concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near St Athan only carry out a couple conveyances a year.
I happen to be the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in St Athan. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in April. 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 may be impacted by that. How sensible a view banks take of it, depend on the bank as this obligation is primarily there to identify subsales or the wholesaling and assigning of property.
Are all St Athan Conveyancing Quality Solicitors on the TSB conveyancing panel?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I have instructed a St Athan conveyancer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Athan surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. St Athan is where the house is located. What do you suggest?
Flying freeholds in St Athan are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Athan you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Athan 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 property.
My husband and I are a couple of weeks into a freehold purchase having been referred to conveyancers by the estate agent to do our conveyancing in St Athan. I am am extremely disappointed with the quality of service. Could you help me find new solicitors?
They would need to be very bad to suggest diss instructing them. Has the mortgage offer been generated? In the event that it has you need to make them aware of the new contact details and ensure the offer are re-sent. Your new conveyancer should be on the banks panel to avoid escalating costs and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in St Athan
Our lawyer in St Athan is asking me for personal identification documents asserting that this forms part of his obligations as a conveyancer on the bank Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in St Athan