I am in the process of mortgaging my apartment in Llandough, does my lawyer have to be on the UBS Solicitor panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
There are plenty of conveyancing solicitors in Llandough but how do I know who's good?
We would encourage you not to go for the lowest Llandough conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Llandough conveyancing solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
Clydesdale have agreed my home loan in principle, my bid on a apartment in Llandough has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (make sure the lawyers are on the lender’s panel). Call up Clydesdale or the financial adviser and finish off any relevant documentation. Clydesdale will sellect a valuer who will get in contact with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llandough.
I am planning on selling our house in Llandough and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Llandough. Having lived in Llandough for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should 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)
I opted to have a survey done on a property in Llandough before retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may not give a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llandough. Conveyancing may be slightly more expensive based on your lender's requirements.
Are there any apps to help identify a Llandough law firm on the HSBC Bank conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please pick a bank and your location and you will see a number of Llandough conveyancing lawyers locally. We have detailed some Llandough conveyancing firms towards the end of this page and you can contact them to verify if they are on the HSBC Bank approved list
In my capacity as executor for the estate of my father I am selling a property in Cardiff but reside in Llandough. My solicitor (who is 200 miles awayneeds me to execute a stat dec before completion. Could you suggest a conveyancing practitioner in Llandough who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Llandough