I have given 8 weeks notice to my existing landlord and have to leave my let out apartment in Penarth by 22/7/2026. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find temporary accommodation?
Generally one should not provide notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and ask them to they seek the assistance the owners lawyers, try to an agreed time frame that all parties will work towards
The Penarth conveyancing lawyers that just started acting on my purchase in Penarth have suddenly shut down. They were on acting for me because I needed a firm on the Leeds Building Society conveyancing panel and my previous Penarth lawyer was not. I paid them funds in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the house in Penarth. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in April. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the mortgage company as this provision chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
I had a mortgage agreed in principle with HSBC. Penarth conveyancing practitioners were appointed. How long does it take for HSBC to forward the offer to the solicitor?
There is no definitive answer here. Have HSBC conducted the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Penarth off the council. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
How difficult is it to transfer to a new conveyancer as I have to choose a firm on the Barnsley Building Society conveyancing list. I hired a family conveyancing solicitor in Penarth five minutes from me but he is not accepted by Barnsley Building Society
It would be our pleasure to help you select a conveyancing solicitor in Penarth on the Barnsley Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Penarth. In making use of search facility on this page, you can scrutinise costs for conveyancing solicitors in Penarth and throughout England and Wales.
My husband and I are four weeks into a freehold purchase having been directed to solicitors by the local agent to perform conveyancing in Penarth. I am am very frustrated with the level of service. Can you you assist me in finding new conveyancers?
They would need to be really bad to suggest replacing them. Has your loan offer been issued? If so you must make them aware of the replacement solicitor and ensure the mortgage documents are re-issued. The conveyancer needs to be on the banks panel to avoid supplemental expenses and delays. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved solicitor for your home move in Penarth
My financial adviser has suggested using their solicitor for the conveyancing in Penarth - Surely it’s easier to just instruct them?
This is not necessarily the case and you are at liberty to use whichever solicitor you prefer for your Penarth home move. The lawyer recommended by a 3rd party adviser may not always be the best conveyancing practitioner, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.