I am selling my home in Llantrisant and the EA has just telephoned to say that the buyers are switching solicitor. The reason given is that the bank will only deal with solicitors on their approved list. Why would a major mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Llantrisant ?
UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
We note that you have a search directory listing solicitors on the Nottingham conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Llantrisant?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llantrisant.
I am buying a right to buy a flat in Llantrisant. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Llantrisant you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llantrisant.
We previously instructed solicitors with offices in Llantrisant on the Lloyds solicitor panel. They are now charging me a separate fee for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Lloyds but by your Llantrisant solicitor. Some firms on the Lloyds panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
How can we tell if a Llantrisant conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Llantrisant getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
Last month we had a mortgage agreed in principle with Clydesdale. Llantrisant conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
There is no definitive answer here. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Llantrisant for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llantrisant conveyancing specialists.
In my capacity as executor for the estate of my father I am selling a residence in Swansea but I am based in Llantrisant. My lawyer (approximately 260 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Llantrisant to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Llantrisant