My husband and I are purchasing a 2 bedroom flat in Gwaelod Y Garth with a mortgage. We wish to retain our Gwaelod Y Garth conveyancer, but the mortgage company says he's not on their "panel". It seems we have little choice but to select one of the mortgage company panel conveyancing practices or continue with our Gwaelod Y Garth conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is inequitable; are we not able to insist that the bank use our Gwaelod Y Garth solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Gwaelod Y Garth conveyancing lawyer to apply to be on the conveyancing panel.
Are you able to suggest a Santander approved Gwaelod Y Garth conveyancing lawyer that can complete within 28 days? Would it be better to use a high street Gwaelod Y Garth practice or a nationwide firm?
We would be happy to suggest some excellent Gwaelod Y Garth conveyancing firms. Another option is to visit the main road in Gwaelod Y Garth. Visit some well established firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and ask for a commitment on speed. Select the one that genuine.
The Gwaelod Y Garth conveyancing lawyers that just started acting on my house acquisition in Gwaelod Y Garth have suddenly closed. I chose them because I had to have a solicitor on the Leeds Building Society conveyancing panel and my previous Gwaelod Y Garth lawyer was not. I paid them 275 plus VAT on account. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Me and my brother purchased a semi-detached Georgian house in Gwaelod Y Garth. Conveyancing practitioner acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwaelod Y Garth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Gwaelod Y Garth is the location of the property. Can you offer any advice?
Flying freeholds in Gwaelod Y Garth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gwaelod Y Garth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwaelod Y Garth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
When it comes to my conveyancing in Gwaelod Y Garth should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Gwaelod Y Garth conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.