We are planning to acquire a house and need a conveyancing solicitor in Redland who is on the Principality conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Redland.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Redland so that I can pop in to their offices when needed.
These days approved lawyers for lenders carry out all of the communications via Royal Mail, e-mail or over the phone. This enables them to conduct the conveyancing transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
We previously appointed solicitors based in Redland on the HSBC solicitor approved list. They have just invoiced me a supplemental fee for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by HSBC but by your Redland property lawyer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
The formalities of my purchase has taken place for my property in Redland. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Bank of Ireland have agreed my mortgage in principle, my bid on a apartment in Redland has been agreed to, what happens next?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Bank of Ireland or the financial adviser and complete any appropriate forms. Bank of Ireland will instruct a valuer who will get in touch with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Bank of Ireland will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Redland.
How does conveyancing in Redland differ for new build properties?
Most buyers of new build premises in Redland contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Redland tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Redland or who has acted in the same development.
I decided to have a survey completed on a house in Redland prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not give a loan on such a premises.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redland to see if the conveyancing costs will increase in light of this.
My husband and I are first time buyers - agreed a price, yet the selling agent informed us that the seller will only issue a contract if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Redland
We suspect that the owner is not behind this request. Should the seller require ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Redland conveyancing firm - as opposed tothe ones that will provide the estate agent a referral fee or hit his conveyancing figures set by head office.