I was told recently by my broker that my Treharris the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure that this is correct?
The best course of action for you to take is to call your Treharris lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Can you point me to a directory of Virgin Money panel solicitors in Treharris on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. Where you are looking for a Treharris conveyancer on the Virgin Money please make the most of our tool.
My husband and I are in the throws of viewing flats in Treharris and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Nationwide.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
Completion of my remortgage has taken place for my property in Treharris. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will our lawyer be raising questions regarding flooding during the conveyancing in Treharris.
Flooding is a growing risk for conveyancers conducting conveyancing in Treharris. There are those who purchase a house in Treharris, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their conveyancers which will figure out the risks in Treharris. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to find out if the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the owner, then a buyer may issue a legal claim for losses as a result of such an misleading answer. The purchaser’s solicitors may also conduct an enviro report. This should disclose if there is any known flood risk. If so, further inquiries will need to be made.
I have a terraced Edwardian property in Treharris. Conveyancing lawyer acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Treharris and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Treharris is the location of the property. Can you offer any opinion?
Flying freeholds in Treharris are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Treharris you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Treharris may decide 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.
Is it simple use the search facility to choose a conveyancing lawyer in Treharris on the panel for my mortgage?
First pick a lender such as National Westminster Bank, Bank of Scotland or TSB then specify your location a common one being Treharris. Conveyancing firms in Treharris and nationally will then be identified.