What happens if my solicitor is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Llandaff?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am assisting my step-mother sell her house in Llandaff. Will the conveyancer order the energy assessment or do I organise this?
Following the abolition of Home Packs, EPC’s was maintained a mandatory element of selling a house. An energy assessment needs to be commissioned before the property is put on the market. It is not something that solicitors ordinarily organise. If you are instructing a Llandaff conveyancing lawyer they may be able to arrange energy performance certificates given their relationships with reputable Llandaff energy assessors
Can I be sure that the Llandaff conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Llandaff obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
Last month we had a mortgage agreed in principle with Skipton. Llandaff conveyancing practitioners have been appointed. How long does it take for Skipton to forward the offer to the property lawyer?
Some lenders take longer than others. Have Skipton completed the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been told that property searches are a common reason for hinderance in Llandaff house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Llandaff.
four months have gone by since my purchase conveyancing in Llandaff completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Llandaff differ for new build properties?
Most buyers of new build property in Llandaff approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Llandaff typically acquire the real estate, 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 property lawyers 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 Llandaff or who has acted in the same development.
My husband and I are FTB’s - had an offer accepted, yet the estate agent informed us that the seller will only go ahead if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Llandaff
We suspect that the seller is unaware of this ultimatum. Should the seller want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Llandaff conveyancing lawyers - not the ones that will give the negotiator at the agency a commission or meet his conveyancing targets set by HQ.