I selected a high street solicitor for our conveyancing in Ferndale today. Reviewing the Ts and Cs I seeI am responsible for charges even where the transaction does not complete. Should I go with them or use an on-line conveyancing company offering no move no charge conveyancing in Ferndale?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to counteract the cases that fail to complete. Also remember that such deals tend not to cover expenses for example Ferndale conveyancing search fees.
We are getting the release of further monies on our mortgage from Skipton as we wish to conduct alterations to our home in Ferndale. Are we obliged to choose a local Ferndale solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
My wife and I are in the process of looking at flats in Ferndale and I am now considering a potential offer. Is it advisable to have a conveyancer on ‘stand by’? I am planning to take a mortgage with Virgin Money.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
My offer was accepted on a house in Ferndale on 15/9/2025, valuation was booked 2 days later, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some quick conveyancing in Ferndale as I am faced with a deadline to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at free not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Ferndale the following are examples of what can be revealed and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I decided to have a survey done on a property in Ferndale before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not grant a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ferndale. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been sourcing a conveyancing solicitor in Ferndale for my home move. Can I check a firm’s record with the profession’s regulator?
One may search for published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
A licensed conveyancer handled my conveyancing in Ferndale three years past having retained my title documents but has now closed – What steps do I now take to retreive them?
Title deeds, as such, are no longer appropriate for the majority of homes in Ferndale are registered digitally at Land Registry. Where you need to prove evidence of proprietorship or are selling or refinancing your solicitor should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.