Unfortunately I am unable to travel far from Roath. Is there a reason why all Roath lawyers are not on all mortgage company panels?
Lenders tend to restrict either the type or volume of conveyancing practices on their panel. Frequent examples of such restriction(s) being that a practice must have at least two partners. In addition to restricting the nature of firm, some have decided to limit the size of their panel they use to represent them. You should note that banks have no liability for the accuracy of conveyancing provided by any Roath solicitor on their approved list. Mortgage fraud was a key driver in the culling of conveyancing panels in the last decade even though there are contrary points of view concerning whether solicitors sat at the center of that fraud. Statistics published by HMLR exposes that thousands of law firms only transact one or two conveyances a year. Those supporting conveyancing panel pruning question why conveyancing firms should have the right to remain on a bank panel when clearly conveyancing is not their speciality?
AssumingI were to acquire a straightforward housein Roath mortgage fee and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Roath?
Any savings you would gain will be isolated to the Roath conveyancing searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with your sellers property lawyer, SDLT submission, register the property etc. A slight saving might be made by not needing to register a mortgage however it won't be a lot.
What does my ID and proof of funds have anything to do with my conveyancing in Roath? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you need to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide ID verification documents, your conveyancer would not be able to act for you.
I am buying a garden flat in Roath. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Roath you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Roath.
If you had a top tip for choosing a conveyancing solicitor in Roath what would it be?
We would encourage you not to go for the cheapest Roath conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
is it true that all Roath solicitor firms on the Yorkshire BS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
Planning on purchasing a house in Roath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Roath conveyancing practitioner is on the Bank of Ireland conveyancing panel.
My friend suggested that where I am buying in Roath I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Roath conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Roath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Roath Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Roath.