My wife and I are planning to acquire a 1 bedroom apartment in Cardiff Bay with a mortgage. We would like to retain our Cardiff Bay conveyancer, however the bank says she’s not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or keep our Cardiff Bay lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Cardiff Bay conveyancing solicitor to apply to be on the conveyancing panel.
Our mortgage company has recommended a law firm on their panel based in Cardiff Bay but I would rather choose a conveyancing lawyer in Cardiff Bay or nearer to where I live. Are you able to help?
It is by no means the case that all Cardiff Bay conveyancing firms are listed all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Cardiff Bay conveyancing conveyancer on the on the mortgage company panel.
I am helping my sister sell her property in Cardiff Bay. Will the solicitor arrange an EPC or it is for the owner to coordinate?
Following the abolition of HIPs, energy performance certificates was retained a compulsory component of selling a property. An EPC must be to hand before the property is put on the market. This is not something that law firms normally arrange. If you are using a Cardiff Bay conveyancing practitioner they may be willing to arrange energy assessments given their contacts with long established local energy assessors
My husband and I have arranged the release of further funds on our home loan from RBS as we want to carry out improvements to our house in Cardiff Bay. Do we need to choose a nearby Cardiff Bay solicitor on the RBS conveyancing panel to deal with the legals?
RBS do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
Completion of my purchase has taken place for my property in Cardiff Bay. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Cardiff Bay?
Its becoming the norm that commercial conveyancing solicitors in Cardiff Bay will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Cardiff Bay. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cardiff Bay.
For every commercial conveyancing transaction in Cardiff Bay it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Cardiff Bay commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Cardiff Bay.
My husband and I are FTB’s - had an offer accepted, yet the agent told us that the vendor will only move forward if we use the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Cardiff Bay
We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Cardiff Bay conveyancing lawyers - not the ones that will earn the estate agent a introducer fee or achieve conveyancing figures pre-set by corporate headquarters.
My hope is to acquire a garden maisonette in Cardiff Bay. Conveyancing lawyer is waiting for, from the vendor, building insurance schedule. This morning I was informed that the vendor must send the insurance documents for the flat above as well. Why would my property lawyer need to review the insurance for the flat above? Is it really necessary? We have been in hold for the last month…
It is not unheard of in leasehold conveyancing in Cardiff Bay to find Conveyancing in Cardiff Bay in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the freeholder insuring the complete building - which is definitely preferable. You should clarify with your lawyer but it would seem that your property lawyer is attempting to establish that the whole building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed due to lack of insurance.