I am not in a position to travel far from Llanwrda. I would like to know the understand why all Llanwrda conveyancers aren't included on all lender panels?
Before the recession most mortgage companies exhibited an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, lenders have since looked to extract more information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the lenders required.
What happens if my solicitor is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Llanwrda?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Due to the input of my in-laws I had a survey completed on a property in Llanwrda prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanwrda. Conveyancing will be smoother if you use a solicitor in Llanwrda especially if they are familiar with such properties in Llanwrda.
What does commercial conveyancing in Llanwrda cover?
Llanwrda conveyancing for business premises covers a wide range of advice, provided by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I need to retain a conveyancing solicitor for residential conveyancing in Llanwrda. I happened to chance upon a site which seems to have the perfect answer If there is a chance to get all this stuff done via phone that would be preferable. Do I need to be wary? 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?