I was told yesterday by my lender that my Llandaff lawyer is not on the bank Solicitor panel. What can I do to be sure if this is correct?
The first thing you need to do is to contact your Llandaff lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
We just had an offer accepted to purchase with Melton Mowbray Building Society. I called into 3 or 4 local practices but cant to find a Llandaff conveyancing firm on the Melton Mowbray Building Society approved list. Can you help?
Please do take advantage of the search tool on this page. Please choose the building society and type Llandaff or your location and you will see numerous solicitors based in Llandaff or by proximity to you.
Have just purchased a repossessed house at auction in Llandaff. Conveyancing is required. What is next?
Now that you are legally committed yourself to purchase you should instruct a conveyancing solicitor quickly as you are faced with a fast approaching deadline in which to complete the conveyancing. Every auction property will have a bespoke legal set of papers. This will include evidence of title and search results. In the case of leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
My lawyer has informed me that flying freehold insurance is required on my purchase. What is the level of cover for Llandaff conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Bank of Ireland have agreed my home loan in principle, my offer on a property in Llandaff has been agreed to, now what?
The estate agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone Bank of Ireland or your financial adviser and finalise any relevant forms. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Bank of Ireland will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llandaff.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Llandaff 4 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, find your house and secure up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I was advised by a number of selling agents in Llandaff to select a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to market your site ahead of alternative conveyancing organisations?
We don’t make any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I note that you have a search directory identifying law firms on the lender conveyancing panel. Do Llandaff conveyancing companies pay you a referral fee if I instruct them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Llandaff.