I am progressing with the sale of my home in Tremeirchion and the EA has just text me to advise that the purchasers are appointing a new law firm. The reason given is that the mortgage company will only deal with solicitors on their approved list. Why would a major mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Tremeirchion ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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 buyers are unlikely to have any sway in the decision.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Tremeirchion. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Tremeirchion?
There are many recorded licenced Conveyancers in Tremeirchion and Solicitor partnerships in Tremeirchion who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am assisting my niece sell her property in Tremeirchion. Will the conveyancing solicitor arrange an energy performance certificate or it is for me to coordinate?
After the abolition of Home Packs, EPC’s was retained a compulsory element of selling a house. An energy performance certificate must be to hand prior to the property being marketed. It is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Tremeirchion conveyancing lawyer they may help arrange EPC’s due to their relationships with long established local assessors
At last I have had an offer on an apartment in Tremeirchion agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in Tremeirchion. What do I do now? When do I get the mortgage application with TSB started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Tremeirchion conveyancing search fees, etc). The first course of action is to check that your solicitor is on the TSB conveyancing panel. Concerning the subsequent phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. During a rising market many buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Tremeirchion.
I'm remortgaging my current property to a buy to let loan with Halifax and intend to use the remaining equity as a deposit on further property. The location we are talking about is Tremeirchion. Will your lawyers be able to act for both sets of banks and link together the transactions?
Do use our search tool on this site to ensure that the lawyers are on the relevant lender panels. Assuming that they are your lawyer will be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and communicate your expectations and needs.
I need to retain a conveyancing solicitor for some conveyancing in Tremeirchion. I've stumble upon a site which seems to have the ideal offering If there is a chance to get all this stuff done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What type of premises does your Tremeirchion conveyancing estimates relate to?
The quotes issued are only applicable to standard domestic property in England & Wales. Should you have any different needs such as industrial or agricultural land or commercial conveyancing in Tremeirchion do contact us to discuss this further .