I was told yesterday by my mortgage adviser that my Llanrumney the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to check?
Your first step should be to contact your Llanrumney lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
In scouring consumer advice sites for a conveyancing lawyer in Llanrumney, many say that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Llanrumney is one of the numerous areas of the UK where there are CQS solicitors.
My partner and I are at the point of viewing flats in Llanrumney and I am about to put in an offer. Is it advisable to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Virgin Money.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
I recently had an offer agreed on a house in Llanrumney. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the lawyer called me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Our offer on a detached house in Llanrumney has been agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not yet tied up, and are looking at other properties booked. I have instructed a local conveyancing solicitor in Llanrumney. What should be my next step? When do I get the mortgage application with HSBC going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Llanrumney conveyancing search charges, etc). First, you must ensure that your property lawyer is on the HSBC approved list. Regarding the next stages this very much depends on the specifics of your case, desire for this property and on the state of the market. In a hot market many purchasers will apply for the mortgage with HSBC and pay for the valuation and only if it comes back ok would they ask their solicitor to proceed with searches.
My partner and I are intent on selling our house in Llanrumney and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Llanrumney. Having lived in Llanrumney for 5 years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must check with 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 health insurance to cover that same sickness)
It has been four months since my purchase conveyancing in Llanrumney completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 residence 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.
What does commercial conveyancing in Llanrumney cover?
Llanrumney conveyancing for business premises covers a wide range of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.