I am looking to buy a property and require a conveyancing solicitor in Rhymney who is on the Barnsley Building Society conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Rhymney. We dont recommend any particular firm.
Is it correct that all Rhymney CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved firms?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We previously chose solicitors based in Rhymney on the Kent Reliance solicitor panel. They are now charging me a separate fee for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Kent Reliance but by your Rhymney conveyancer. Numerous firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee and others do not.
Completion of my purchase has taken place for my property in Rhymney. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am purchasing a new build house in Rhymney benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about this side-deal as it would impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Rhymney is the location of the property. Can you offer any guidance?
Flying freeholds in Rhymney are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhymney you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhymney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How difficult is it to switch firm as I need to choose one who is on the National Westminster Bank conveyancing panel. I instructed a family conveyancing solicitor in Rhymney round the corner but she is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Rhymney on the National Westminster Bank panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Rhymney. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Rhymney.
My father has encouraged me to use his conveyancers in Rhymney. Should I choose my own property lawyer?
No doubt it’s preferable to select a conveyancing practitioner is to seek referrals from friends or relatives who have used the conveyancer you're considering.