Me and my fiance are purchasing a maisonette in Llanrumney. My property lawyer is not listed on the bank conveyancing panel. Is it possible for me to continue with my Llanrumney conveyancing solicitor notwithstanding that they are not on the lender panel?
One will need to appoint a solicitor to complete the formalities when you need a loan to buy your property. The property lawyer will conduct all the necessary investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One could select a Llanrumney lawyer of your choosing. Nevertheless, where the conveyancer selected is not a member of the lender approved list further fees will be levied as separate legal representation will be need by the bank. Bank panel applications can be submitted, so if your conveyancer has not previously applied for membership they can do so.
Our Llanrumney conveyancer has uncovered an inconsistency when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My lawyer informs me that he must check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am the registered owner of a freehold house in Llanrumney but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Llanrumney and has limited impact for conveyancing in Llanrumney but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
My wife and I have recently appointed a conveyancing solicitor in Llanrumney. I I would like to check if they are on the Barclays approved list of lawyers. Can you help?
You should phone your solicitor and enquire whether they can act for the bank. Alternatively you should get in touch with Barclays who may be able to assist.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Llanrumney?
There are two types of lawyers who can do conveyancing in Llanrumney namely licenced conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or purchase of property. Both are obliged to carry out Llanrumney conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly administered and that all requisite steps will be appropriately followed.
We had instructed conveyancers with offices in Llanrumney on the Skipton solicitor approved list. They are now charging me a supplemental charge for dealing with the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The fee is not dictated by Skipton but by your Llanrumney conveyancing practitioner. Numerous firms on the Skipton panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
We are getting a further advance on our mortgage from Principality as we want to carry out improvements to our house in Llanrumney. Are we obliged to appoint a high street Llanrumney solicitor on the Principality conveyancing panel to handle the legals?
Principality don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
My lawyers in Llanrumney have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.