Much to our surprise we have been informed by our IFA that my Radyr the law firm I have appointed is not on the lender Solicitor panel. How can I be sure if this is correct?
Your first step should be to contact your Radyr conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Radyr conveyancing practice that is on the conveyancing panel for your bank.
Can you help? My Radyr solicitor is informing me me that he has toconduct Radyr conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Radyr conveyancing searches.
It is is a decade since I bought my home in Radyr. Conveyancing lawyers have now been appointed on the sale but I can't find my title documents. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may still be with the lawyers who handled the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Radyr relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
When it comes to lenders such as Santander, do Radyr solicitors incur a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I recently had an offer accepted on a house in Radyr. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A few days later, the property lawyer contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have finally had an offer on a maisonette in Radyr accepted, the owners do however have a dependent purchase. The owners have placed an offer on on an apartment, but it’s not yet agreed to, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Radyr. What should be my next step? When should I get the mortgage application with HSBC going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Radyr conveyancing search charges, etc). First, you should check that your solicitor is on the HSBC approved list. Regarding the subsequent steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a hot market many purchasers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Radyr.
We are planning on selling our home in Radyr and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Radyr conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Radyr. Having lived in Radyr for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am looking for a conveyancing solicitor in Radyr for my home move. Can I review a firm’s complaints history with the profession’s regulator?
Members of the public can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.