Just contacted my conveyancing lawyer in Cardiff who acted for me 18 months ago and wanted a conveyancing costs illustration based on an identical type of home move (a leasehold residence and a freehold property) of similar values with a loan from Santander. I am now being quoted double. Stick with what I know or do I seek out a cheaper online firm of conveyancing solicitor?
The estimate does seem a little steep. If you are willing to invest time comparing costs you could reduce the fees marginally by say £125. On the other hand, if you were content with the legal work the firm gave you couldcome to rue opting for an a cheaper conveyancer. If is important to be sure that the firm can also act for Santander. You can make use of our search tool to select a Cardiff conveyancing firm on the Santander conveyancing panel, which can often include conveyancing solicitors in Cardiff.
Does a directory service exist listing Lloyds panel solicitors in Cardiff on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible online. If you are looking for a Cardiff property lawyer on the Lloyds please make the most of our tool.
My partner and I have organised the release of further funds on our mortgage from Co-operative as we intend to carry out improvements to our property in Cardiff. Are we obliged to appoint a bricks and mortar Cardiff solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I have paid off my mortgage with Nottingham. I assume I don't need a Cardiff solicitor on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Cardiff?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cardiff. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Cardiff differ for new build properties?
Most buyers of new build residence in Cardiff come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Cardiff tend to acquire 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 accustomed to new build conveyancing in Cardiff or who has acted in the same development.
We're new to the buying process - agreed a price, yet the selling agent informed us that the vendor will only proceed if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Cardiff
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Contact the owners directly and make sure they comprehend that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to appoint your preferred Cardiff conveyancing lawyers - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing figures demanded by head office.
Is it the case that all Cardiff law firms on every bank conveyancing panel?
You can use our search tool or you can drop into your local bank branch in Cardiff. Chances are that they will know some good conveyancing solicitors in Cardiff