We are hoping to buy a 1 bedroom apartment in Tremeirchion with a mortgage. We would like to retain our Tremeirchion conveyancer, but the bank says she’s not on their "panel". It appears that we have little option but to use one of the bank panel conveyancing practices or retain our Tremeirchion property lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; are we not able to insist that the mortgage company use our Tremeirchion 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. Another option that might be available is for your Tremeirchion conveyancing lawyer to apply to be on the conveyancing panel.
Due to complete my purchase in Tremeirchion next Friday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Tremeirchion.
It is 10 years ago since I purchased my property in Tremeirchion. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be with the lender or they could be in the possession of the solicitor who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Tremeirchion involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Just bought a semi-detached house in Tremeirchion , What is the estimated time for the Land Registry to register my title? My Tremeirchion conveyancing solicitor works at snail pace, so I want to check the registration formalities are addressed.
There is nothing unique when it comes to conveyancing in Tremeirchion registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. At present approximately three quarters of such applications are completed within two weeks but some can be subject to protracted delays. Historically registration takes place after the purchaser has moved in to the property so registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
In my capacity as executor for the estate of my grandmother I am selling a house in Swansea but live in Tremeirchion. My lawyer (who is 200 kilometers from meneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Tremeirchion who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Tremeirchion