Our conveyancer has uncovered a a problem with the lease for the flat we are buying in Ystalyfera. The other side have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We are due to move home in April. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Ystalyfera. Conveyancing lawyer was found before I stumbled across this site.
On the afternoon of completion you will need to pick up the keys from the property agent but this should only happen when the vendors solicitors inform the agent that the monies to complete are in and the keys can be handed over. You should tell the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in locating a residential property solicitor in Ystalyfera or a solicitor with expertise in conveyancing in Ystalyfera.
Is it the case that all Ystalyfera solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
Completion of my remortgage has taken place for my property in Ystalyfera. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Ystalyfera is where the house is located. Can you offer any advice?
Flying freeholds in Ystalyfera are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ystalyfera you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystalyfera may ascertain 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 residence.
My cousin has suggested that I appoint his conveyancing solicitors in Ystalyfera. Do I follow his advice?
Much as we are happy to recommend a Ystalyfera conveyancing lawyer the ideal way to choose a conveyancing practitioner is to seek referrals from friends or family who have previously instructed the solicitor you're are thinking of instructing.
Builders have recommended to me a property lawyer and I've received an estimate from them. They are nearly £300 less expensive than my family Ystalyfera conveyancing practitioner. Should I use them?
Housebuilders often have panels of solicitors who expedite matters and who know the builder's documentation and conveyancing practitioner. Plenty of developers offer an inducement to select their approved conveyancer for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange in 28 days. A counter-argument for not opting for the recommended conveyancing practitioner is that they may be unwilling to fight for your interests for fear of upsetting the housebuilder. Where you have concerns that this may be the situation you should stick with your local Ystalyfera solicitor.