Me and my partner are acquiring a flat in Rhiwbina. My property lawyer is not listed on the mortgage company conveyancing list. Is it possible for me to appoint my Rhiwbina conveyancing solicitor even though they are not on the lender list of approved lawyers?
Various options include
- Proceed with your existing Rhiwbina solicitor but your bank will need to appoint a property lawyer on their approved panel. The net result is additional fees and potential delay.
- Appoint a fresh solicitor to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the lender panel
The vendors of the home we are hoping to buy have instructed a conveyancing solicitor in Rhiwbina who has insisted on a preliminary contract with a deposit 6,000. Are such agreements sensible?
There are a couple of primary downsides with entering into any lock out agreement (also referred to as a shut-out contract) is that it can distract from progressing with the conveyancing process, so unless it requires limited or no negotiation then it could turn out to be a cause of frustration and delay. It is not strongly advocated amongst Rhiwbina conveyancing solicitors for this reason. A supplemental issue is the extent of the remedies available - an aggrieved buyer is extremely unlikely to win an injunctive ruling by a court to bar the seller completing the sale to an alternative purchaser, so the only remedy open via the agreement will be the reimbursement of wasted costs and, in restricted scenarios, the extra payment of penalties.
We note that you have a post code search directory identifying firms on the Santander conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Rhiwbina?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Rhiwbina.
Is there a search tool that I can use to investigate if the solicitor carrying out my conveyancing in Rhiwbina is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus spending £175.00 in another set of conveyancing fees.
Feel free to make the most of the search tool on this site. Pick the mortgage company and type ‘Rhiwbina’ or your preferred area and you will be presented with numerous conveyancers offices in Rhiwbina or nearest you.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Rhiwbina. I've stumble across a web site which seems to have the perfect offering If it is possible to get all formalities done via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Rhiwbina. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Rhiwbina ?
Most houses in Rhiwbina are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Rhiwbina in which case you should be shopping around for a Rhiwbina conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
Leasehold Conveyancing in Rhiwbina - Sample of Questions you should ask Prior to buying
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This question is useful as a) areas could cause problems for the block as the common areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the running of the building you will wish to know about it If a Rhiwbina lease has no more than eighty years it will impact the salability of the flat. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will need to own the residence for a couple of years before you are eligible to carry out a lease extension. Who are the managing agents?