Please could you vouch for a Alliance & Leicester allowed Tintern conveyancing conveyancer finish our house move within a short deadline? Am I best advised to go for a local Tintern solicitor or an internet firm?
We would be happy to suggest some excellent Tintern conveyancing firms. Another option is to visit the high street in Tintern. Approach a couple of firms and request to see a conveyancing solicitor for a fee estimate. Explain your deadline together with the reasons and get a commitment on speed. Appoint the lawyer that appears most efficient.
The Tintern conveyancing firm that just started acting on my house acquisition in Tintern have suddenly shut down. I chose them because I had to have a solicitor on the TSB conveyancing panel and my preferred Tintern lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I happen to be the only beneficiary of my late mum's estate and I have everything in my name now, including the house in Tintern. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in November. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some mortgage companies would take a pragmatic view as this obligation chiefly exists to identify subsales or the quick reselling of properties.
I have paid off my mortgage with UBS. I assume I don't need a Tintern solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My offer was accepted on a property in Tintern on 7/11/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Tintern.
Flooding is a growing risk for solicitors conducting conveyancing in Tintern. Plenty of people will acquire a house in Tintern, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Tintern. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover if the property has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the seller, then a purchaser could bring a claim for damages as a result of such an misleading response. A purchaser’s conveyancers may also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be made.
Should I be concerned by third parties that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Tintern conveyancing company?
As with many service providers, often suggestions from connections can be extremely useful or valuable. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward lawyers to retain. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the endorsement. You are free to select your own lawyer. However, bear in mind that many mortgage providers operate an approved list of lawyers you must use for the mortgage related work in your conveyancing.
As co-executor for the estate of my father I am selling a house in Monmouth but reside in Tintern. My solicitor (approximately 200 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Tintern to witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Tintern based