The Adamsdown conveyancing firm that just started acting on my purchase in Adamsdown have without warning shut down. I chose them because I had to have a firm on the Principality conveyancing panel and my preferred Adamsdown lawyer was not. I sent them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
is it true that all Adamsdown solicitors on the Skipton conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
How can we know in advance if a Adamsdown conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Adamsdown obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Adamsdown bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Adamsdown conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My partner and I are planning on selling our home in Adamsdown and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Adamsdown lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Adamsdown. Having lived in Adamsdown for six years we know of no issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Adamsdown differ for new build properties?
Most buyers of new build premises in Adamsdown come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Adamsdown typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Adamsdown or who has acted in the same development.
Is it best to appoint a Adamsdown conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing however his firm is located a couple of hundredkilometers drive away.
The primary upside of using a high street Adamsdown conveyancing practice is that you can attend the office to execute documents, hand in your ID and apply pressure on them where appropriate. Having local Adamsdown know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that should trump using an unknown Adamsdown conveyancing solicitor just because they are based in the area.