In the event thatI were to acquire a simple residential homein Llandough for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Llandough?
The only reduction in fees you would achieve is the Llandough conveyancing searches. Your solicitor still be obliged to do everything else - money laundering, correspond with the vendors conveyancer, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a charge however it will not be significant.
Can your site be used to locate a Conveyancing solicitor in Llandough even where I’m not buying or selling a house, for instance if I wish to buy an office in Llandough with a loan from Barclays ?
The service is primarily utilised to help choose residential conveyancing solicitors in Llandough but we have recorded at the end of this page a few Llandough commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they can also act for Barclays
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Llandough. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Llandough?
On the day of completion you do not need to go to the conveyancers office in Llandough. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
After much negotiation I have agreed a price on an apartment in Llandough. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £150. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a house in Llandough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llandough solicitor is on the RBS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Llandough is the location of the property. Can you shed any light on this issue?
Flying freeholds in Llandough are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandough you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandough may determine 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 property.
I'm remortgaging my primary home to a BTL loan with Santander and I will use the rest of the raised equity towards another property. The location we are talking about is Llandough. Will your solicitors be able to act for the two lenders and tie in the two deals?
Do use our comparison tool on this page to ensure that the conveyancers are approved by both lenders. Having checked that they are your lawyer should be able to tie up the two conveyancing matters but you should talk with you lawyer and communicate your expectations and needs.
Much to my surprise my solicitor in Llandough has informed me that he requires ID documents saying that this is part of his retainer as a solicitor on the lender Solicitor panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Llandough