My wife and I are acquiring property in Gwaelod Y Garth. My lawyer is not listed on the mortgage company approved panel. Is it possible for me to appoint my Gwaelod Y Garth conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
Your options include
- Proceed with your existing Gwaelod Y Garth conveyancing practitioner but your mortgage company will need to retain a property lawyer from their approved list. The net result is additional fees and probable delay.
- Get a fresh property lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your conveyancing practitioner to seek to join the lender panel
My fiance and I intend to remortgage our flat in Gwaelod Y Garth with Principality. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the Principality conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Principality. This is solely used to protect Principality if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Principality had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Gwaelod Y Garth so that I can pop in to their offices if required.
Nowadays conveyancing panel lawyers for mortgage companies carry out their work through the post, e-mail or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you should see if you can still book an appointment to visit conveyancing lawyer if needed.
I am planning to move home in August. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Gwaelod Y Garth. Conveyancing solicitor was organised before I stumbled across your site.
On the afternoon of completion you can collect the keys from your selling agent however this should only happen once the previous owners lawyers inform the agent that they have the completion monies and the keys can be passed over. You can advise the removal men that they can start moving you in. We are not in a position to suggest a specific removal organisation but can help you locate a conveyancing in Gwaelod Y Garth or a firm that specialises in conveyancing in Gwaelod Y Garth.
Are all Gwaelod Y Garth Conveyancing Quality Solicitors on the Principality conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
The formalities of my purchase has taken place for my property in Gwaelod Y Garth. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My father has suggested that I appoint his lawyers for conveyancing in Gwaelod Y Garth. Should I find my own property lawyer?
Much as we are happy to recommend a Gwaelod Y Garth conveyancing lawyer the ideal way to choose a conveyancing practitioner is to have recommendations from friends or family who have actually previously instructed the solicitor you're contemplating using.
I am purchasing a garden flat in Gwaelod Y Garth. Conveyancing lawyer is awaiting, from the seller, building insurance documents. I was told today I was informed that the vendor must send the insurance paperwork for the flat above as well. Why does my conveyancer want to review the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous month…
It is not unheard of in leasehold conveyancing in Gwaelod Y Garth to discover Conveyancing in Gwaelod Y Garth in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole property - which is clearly preferable. Do clarify with your conveyancer but it would seem that your solicitor is seeking to establish that the entire building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt for lack of insurance.