I am in the process of selling my apartment in West Moors and the estate agent has just called to advise that the purchasers are switching property lawyer. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to appoint for their conveyancing in West Moors ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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. Your purchasers are not going to have any impact on this.
We are purchasing our first house. Our solicitor has contact usto enquire if we want to purchase supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in West Moors
The range of West Moors conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you properly comprehend what information the searches could supply. Then you can decide if you consider that you need that search. Where you are in doubt, ask the lawyer to guide you.
It is is a decade since I acquired my property in West Moors. Conveyancing lawyers have now been instructed on the sale but I can't find my deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by the lender or they could be in the possession of the conveyancers who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in West Moors involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
We are selling our home in West Moors. Will the property lawyer need to be on the Principality conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Hoping to buy a property located in West Moors and I am already nervous. I couldn't find anything specific about West Moors. Conveyancing will be needed in due course but do you know about the West Moors area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at West Moors. In the meantime here are some basic statistics that we found
As co-executor for the estate of my uncle I am selling a residence in Swansea but reside in West Moors. My solicitor (approximately 235 miles awayhas requested that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in West Moors who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are West Moors based