I am soon to exchange buying a house in Creigiau but as a result of damage from a small fire at the property I have was able negotiate reparation from the seller of £3k taking the form of a adjustment in the price. This was going to be addressed as part of a side agreement however HSBC will not permit this. Should they have been approached?
Any solicitor being on the HSBC conveyancing panel is duty bound to advise HSBC of any amendments to the sale price. If you were to refuse your conveyancing practitioner to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Creigiau.
My uncle passed away six months ago and as sole heir and executor I was left the property in Creigiau. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
When it comes to mortgage companies such as Skipton, do Creigiau lawyers incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
The formalities of my purchase has taken place for my property in Creigiau. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer agreed on an apartment in Creigiau. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £175. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Wolstenholmes several years ago for my conveyancing in Creigiau. Now, I need my documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Creigiau of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Creigiau differ for new build properties?
Most buyers of new build property in Creigiau approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Creigiau typically buy the land, 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 Creigiau or who has acted in the same development.
What tools are available to locate a Creigiau solicitor on the The Mortgage Works conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the conveyancer.
You can use the tool on this website. Please choose the mortgage company and your location and you will see a number of Creigiau conveyancing lawyers located nearest you. We have detailed some Creigiau conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the The Mortgage Works approved list