I am progressing with the sale of my maisonette in Old St Mellons and the EA has just telephoned to advise that the purchasers are switching property lawyer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a leading lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Old St Mellons ?
UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions justify this action to a rise in fraud as the reason for the pruning – 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. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
As someone unfamiliar with conveyancing in Old St Mellons what’s your top tip you can impart for the ownership transfer in Old St Mellons
Not many law firms shout this from the rooftops but conveyancing in Old St Mellons and elsewhere in Cardiff is an adversarial process. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the house moving process. E.g., the vendor, property agent and on occasion the lender. Appointing a lawyer for your conveyancing in Old St Mellons should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your best interests and to keep you safe.
Every so often a potential adversary will attempt to persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may tell you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.
This question may be naive but I am new to the home moving as a 1st time purchaser of a two bedroom flat in Old St Mellons. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Old St Mellons?
On the day of completion you will not be required to attend the conveyancers office in Old St Mellons. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
Completion of my purchase has taken place for my property in Old St Mellons. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have finally had an offer on an apartment in Old St Mellons accepted, the sellers do however have a connected purchase. The vendors have offered on a flat, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Old St Mellons. What do I do now? When should I get the mortgage application with UBS started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Old St Mellons conveyancing search charges, etc). The first course of action is to check that your property lawyer is on the UBS approved list. Concerning the subsequent phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
The deeds to my home are lost. The solicitors who conducted the conveyancing in Old St Mellons 5 years ago have long since closed. What are my options?
As long as you have a registered title the details of your proprietorship will be retained by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am a sole trader intending to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering no-move-no charges for commercial conveyancing in Old St Mellons for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Old St Mellons, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with a fixed commercial conveyancing quote.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.