We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather appoint a specialised conveyancing solicitor in Llandough?
Do check but the chances are that appoint one of their panel solicitors should you want the "fee-free" incentive. Call the bank and see if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Llandough.
We had appointed solicitors locally in Llandough on the Coventry BS solicitor approved list. They are now charging me a further amount for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This fee is not set by Coventry BS but by your Llandough solicitor. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
I am selling my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being problematic. The Llandough solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llandough solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llandough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are selling our home in Llandough and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Llandough conveyancer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Llandough. Having lived in Llandough for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Llandough differ for newly converted properties?
Most buyers of new build property in Llandough come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Llandough usually acquire the site, 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 used to new build conveyancing in Llandough or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Llandough ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llandough to see if the conveyancing costs will increase in light of this.
Am I best advised to use a Llandough conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can execute the legal formalities however they are based 400kilometers away.
The primary upside of using a local Llandough conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that should surpass using an unfamiliar Llandough conveyancing solicitor solely due to them being Llandough based.