My wife and I are purchasing a 2 bedroom apartment in Abercynon with a mortgage. We wish to retain our Abercynon conveyancer, but the mortgage company says he's not on their "panel". It appears that we have no choice but to appoint one of the bank panel firms or retain our Abercynon conveyancer as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to insist that the lender use our Abercynon conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you 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 Abercynon conveyancing lawyer to apply to be on the conveyancing panel.
Can I use your services to find a Conveyancing solicitor in Abercynon even where I’m not purchasing or selling a house, for instance where I intend to buy a shop in Abercynon with a loan from Bank of Scotland?
Our search tool is primarily used to select residential conveyancing solicitors in Abercynon but we have listed towards the bottom of this page some Abercynon commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Bank of Scotland
My wife and I have recently appointed a conveyancing solicitor in Abercynon. I need to find out if they are on the Chelsea Building Society approved list of lawyers. Could you help?
The first thing to do is e-mail the solicitor and enquire if they can act for the lender. Alternatively you should get in touch with Chelsea Building Society who may be able to assist.
I am the sole beneficiary of my late father’s estate and I have everything in my name now, including the house in Abercynon. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in April. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this obligation is primarily there to capture subsales or the flipping of properties.
When it comes to mortgage companies such as Principality, do Abercynon lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My fiancee and I are at the point of viewing flats in Abercynon and I am now considering a potential offer. Is it sensible to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Santander.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
3 months have gone by following my purchase conveyancing in Abercynon completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was recommended by a number of estate agents in Abercynon to find a solicitor using your seach tool. What’s the financial advantage for Estate Agents to market your services ahead of alternative conveyancing organisations?
We refuse to offer any commission for sending work to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.