I am in the process of selling my apartment in Radyr and the EA has just e-mailed to say that the buyers are switching solicitor. I am told that this is due to the fact that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Radyr ?
Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed 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 impact on this.
We are aiming to move property in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Radyr. Conveyancing firm was found before I stumbled across this website.
On the afternoon of completion you will need to collect the keys from your selling agent but this should only take place when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to advise the removal company that they can start moving you in. We do not suggest a particular removal company but can assist you in finding a residential property solicitor in Radyr or a solicitor that specialises in conveyancing in Radyr.
My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Radyr?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I am purchasing a property in Radyr. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Virgin Money your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Radyr.
I used Action Conveyancing a few years ago for my conveyancing in Radyr. I now require my file but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Radyr of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Radyr with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my lawyer about this extras as it could put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my father I am disposing of a property in Newport but I am based in Radyr. My lawyer (who is 300 miles awayrequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Radyr to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Radyr based
What can I do where I am unhappy with the property lawyer who undertook our conveyancing in Radyr?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Radyr. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.