I am in the process of selling my house in Builth Wells and the EA has just text me to warn that the buyers are swapping conveyancer. The reason given is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Builth Wells ?
Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 unlikely to have any sway in the decision.
Can your site be used to find a Conveyancing solicitor in Builth Wells even where I’m not purchasing or disposing of a house, for example where I wish to acquire an office in Builth Wells with a mortgage from Britannia?
Our comparison service is mainly used to select domestic conveyancing solicitors in Builth Wells but we have set out towards the end of this page a selection of Builth Wells commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they can also act for Britannia
three months have elapsed following my purchase conveyancing in Builth Wells took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How easy is it to switch solicitor as I have to find a firm on the Godiva Mortgages Ltd conveyancing panel. I was using a family conveyancing solicitor in Builth Wells round the corner but the firm is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Builth Wells on the Godiva Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Builth Wells. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Builth Wells.
Am I better off to use a Builth Wells conveyancing practitioner who is local to the property I am purchasing? An old friend can perform the conveyancing however they are based 200kilometers drive away.
The primary upside of using a high street Builth Wells conveyancing practice is that you can drop in to sign documents, hand in your ID and apply pressure on them if necessary. Having local Builth Wells know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that must outweigh using an unfamiliar Builth Wells conveyancing solicitor just because they are based in the area.