we are a couple who wish to acquire a 1 bedroom apartment in Gorseinon with a loan from Coventry Building Society.We like our Gorseinon conveyancing lawyer but Coventry Building Society informed us her practice is not on their "panel". we are left little option but to use a Coventry Building Society panel solicitor or keep our preferred solicitor and fork out for a Coventry Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Coventry Building Society use our lawyer?
No, not really. The loan offered to you is subject to its terms and conditions, a common one being that conveyancers will be on the Coventry Building Society conveyancing panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Coventry Building Society
Will my lawyer be asking questions regarding flooding during the conveyancing in Gorseinon.
The risk of flooding is if increasing concern for solicitors dealing with homes in Gorseinon. There are those who buy a house in Gorseinon, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their conveyancers which can figure out the risks in Gorseinon. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to find out whether the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser may issue a legal claim for losses stemming from an inaccurate reply. The buyer’s solicitors will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Gorseinon I like with open areas and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Gorseinon in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I need to instruct a conveyancing lawyer in Gorseinon for my house move. Can I see a solicitor's complaints history with the legal regulator?
One may review documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
We are in the throes of a leasehold sale of a flat in Gorseinon. Conveyancing solicitors are doing their job but we are being charged a fortune from the managing agents. To date we have paid £237 for a leasehold management pack and then another £118 for supplemental queries supplied by the purchaser's solicitor.
Your conveyancer will unlikely have any sway over the level of the bill for this information however the average fee for the information for Gorseinon leasehold premises is £360. For Gorseinon conveyancing sales it is usual for the owner to pay for these charges. The freeholder or their agents are under no legal obligation to answer these questions most will be willing to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that requires set fees for administrative tasks. Neither is there any prescriptive time frame by which they are required to provide answers.