We are purchasing a 3 bedroom flat in Saundersfoot with a mortgage. We have a Saundersfoot lawyer, but the bank says she’s not on their "panel". It seems we have little choice but to select one of the bank panel solicitors or retain our Saundersfoot solicitor as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to insist that the lender use our Saundersfoot property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your Saundersfoot conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are nearing an exchange on a house in Saundersfoot and my mum and dad have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your conveyancer is legally required to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
I have a renovated Victorian property in Saundersfoot. Conveyancing lawyer represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Saundersfoot and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who completed the work.
Taking into account that I am about to spend over three hundred thousand on 3 bedroom house in Saundersfoot I would like to have a conversation with the solicitor concerning theconveyancing before appointing the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your conveyancing in Saundersfoot.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Saundersfoot should be the figure that you are charged.
My brother has recommend that I instruct his conveyancing solicitors in Saundersfoot. Should I use them?
There are no two ways about it the ideal way to select a conveyancing lawyer is to get recommendations from friends or family who have actually previously instructed the firm that you are considering.