I am one month into the sale of my house in Trearddur Bay and the EA has just called to advise that the buyers are changing their conveyancer. The excuse is that the bank will only work with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Trearddur Bay ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise 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 not going to have any sway in the decision.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Melton Mowbray Building Society conveyancing panel for instance in Trearddur Bay?
We would not expect to be advised of any intention on the part of the BSA to develop such a tool.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a residence in Trearddur Bay? or Apparently there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Trearddur Bay?
Unless a prior purchase of the premises took place post 12 October 2013 you may assume that conveyancing practitioners handling conveyancing in Trearddur Bay to remain recommending a chancel search and or chancel repair liability insurance.
I am looking into buying my first house which is in Trearddur Bay and I am already nervous. I couldn't find anything specific about Trearddur Bay. Conveyancing will be needed in due course but do you know about the Trearddur Bay area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Trearddur Bay. In the meantime here are some basic statistics that we found
Am I best advised to choose a Trearddur Bay conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can handle the conveyancing however his firm is located approximately 350kilometers away.
The primary upside of using a high street Trearddur Bay conveyancing practice is that you can drop in to execute paperwork, deliver your ID and pester them if necessary. Having local Trearddur Bay know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were impressed that must outweigh using an unknown Trearddur Bay conveyancing lawyer just because they are Trearddur Bay based.
What do I do if I am dissatisfied with the property lawyer who handled my conveyancing in Trearddur Bay?
We live in an imperfect world, and unfortunately occasionally things do go wrong. However there is recourse where you were dissatisfied with your conveyancing in Trearddur Bay. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.