My partner and I are hoping to buy a home in Garndolbenmaen and have instructed a Garndolbenmaen conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. The Royal Bank of Scotland have this evening contacted us to inform me that they have now hit a problem as our Garndolbenmaen conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Garndolbenmaen solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Our lender has suggested a law firm on their panel based in Garndolbenmaen but I would rather instruct a conveyancing lawyer in Garndolbenmaen or nearer to where I live. Can you help?
Far from all Garndolbenmaen conveyancing firms are listed all banks conveyancing panel. Please make the most of the above search tool to locate a Garndolbenmaen conveyancing conveyancer on the on the lender panel.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Garndolbenmaen is where the house is located. Is there any guidance you can give?
Flying freeholds in Garndolbenmaen are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Garndolbenmaen you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garndolbenmaen may determine 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 father has recommend that I appoint his conveyancers in Garndolbenmaen. Should I find my own solicitor?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to have recommendations from friends or family who have previously instructed the conveyancer you're considering.
What do I do if I am unhappy with the conveyancer who undertook my conveyancing in Garndolbenmaen?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that every so often matters do not go as planned. Nevertheless there is recourse if you were not happy with your conveyancing in Garndolbenmaen. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.