I have just been advised by my broker that my Lisvane lawyer is not on the mortgage company Solicitor panel. What can I do to be certain if this is indeed the case?
Your first step should be to contact your Lisvane lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Why do I have to pay up front when it comes to conveyancing in Lisvane?
If you are buying a property in Lisvane your lawyer will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the total price then this will be asked for shortly ahead of contracts are exchanged. Any further balance that is due should be sent to your lawyer shortly before completion.
What happens if my lawyer’s firm is suspended from the Nottingham Conveyancing panel ahead of completing my conveyancing in Lisvane?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How does conveyancing in Lisvane differ for new build properties?
Most buyers of new build or newly converted property in Lisvane approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Lisvane typically purchase the real estate, 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 conveyancing solicitors 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 Lisvane or who has acted in the same development.
As co-executor for the will of my uncle I am disposing of a property in Neath but I am based in Lisvane. My conveyancer (approximately 300 miles from meneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Lisvane who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Lisvane