My wife and I are planning to purchase a 1 bedroom apartment in Pentwyn with a mortgage. We wish to retain our Pentwyn lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Pentwyn property lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not insist that the lender use our Pentwyn property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pentwyn conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing lawyers Indexed on your site carry out auction conveyancing in Pentwyn?
We know of a few niche solicitors we can put you in touch with those specialising in auction conveyancing. Pentwyn is one of hundreds of locations in which our lawyers are based.
If you had a top tip for selecting a conveyancing solicitor in Pentwyn what would it be?
Do not opt for the cheapest Pentwyn conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Pentwyn solicitor firms on the Nationwide conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
After shopping around on the internet I have found a Pentwyn conveyancing practitioner having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pentwyn postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Pentwyn.
Should my solicitor be asking questions concerning flooding during the conveyancing in Pentwyn.
Flooding is a growing risk for lawyers carrying out conveyancing in Pentwyn. Plenty of people will buy a property in Pentwyn, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Pentwyn. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover if the property has ever been flooded. In the event that the premises has been flooded in past and is not notified by the vendor, then a buyer could commence a claim for damages as a result of such an incorrect response. A purchaser’s conveyancers may also order an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations should be made.
What does commercial conveyancing in Pentwyn cover?
Pentwyn conveyancing for business premises covers a wide range of guidance, offered by regulated solicitors, relating to business property. For instance, 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 tenancies.
My brother is buying a basement flat in Pentwyn. He has received an estimate by the lawyer suggested by the selling agents and it came to £1245 . It was 7 years ago since I sold and bought a home and the bill was £440. Have costs really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Pentwyn searches, land registry fees, etc)