Find a Lender-Approved Local Conveyancer in Rumney

Just been in touch with my conveyancing solicitor in Rumney who completed the legal work 18 months ago requesting a conveyancing quote based on an identical type of house move (a leasehold property and a freehold property) of similar values with a mortgage from Virgin Money. It looks as though am now being charged twice the amount. Better the devil I know or do I try and find an alternative firm of conveyancing solicitor?

The quote is fractionally on the steep side. If you are prepared to expend time contrasting quotes you might trim some of the expense by perhaps £100 plus VAT. On the other hand, assuming were content with the conveyancing the firm provided you maylive to regret opting for an an unknown lawyer. Remember to check that the conveyancer can also act for Virgin Money. You can utilise our search tool to locate a Rumney conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Rumney.

We wanted to use a conveyancing solicitor in Rumney for our house move. Our broker has since notified us that our mortgage lenders Britannia won't deal with them. Why is this not regarded as unfair competition?

Before the recession most lenders had an appetite for risk which was higher than today. Almost all Rumney conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms relating to their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Rumney conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Rumney is one of the numerous areas where the solicitors we recommend are are authorised to act for Britannia.

What will a local search reveal concerning the property my wife and I purchasing in Rumney?

Rumney conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays a central role in many a Rumney conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I'm converting the mortgage on my existing property to a buy to let loan with Chelsea Building Society and intend to use the remaining equity towards further house. The location we are talking about is Rumney. Will your solicitors be able to act for the two mortgage companies and link together the transactions?

Make use of our comparison tool on this page to ensure that the solicitors are approved by both mortgage companies. Assuming that they are your lawyer should be able to connect the two deals but you should have a chat with you solicitor and communicate your desired outcome and needs.

Do you have any advice for leasehold conveyancing in Rumney from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Rumney can be bypassed where you instruct lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers’ representatives.
You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your lawyers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than unsettled. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Arranging a re-issued share certificate can be a time consuming formality and slows down many a Rumney home move. If a duplicate share is needed, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later.

Leasehold Conveyancing in Rumney - A selection of Questions you should consider before buying

Is anyone aware of any major works on the horizon that will likely add a premium to the service fees? Where a Rumney lease has no more than 80 years it will affect the marketability of the apartment. It is worth checking with your mortgage company that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be required to have been the owner of the property for a couple of years in order to be entitled to exercise a lease extension. Its a good idea to find out as much as possible concerning the company managing the building as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day issues such as the upkeep of the communal areas. Ask prospective neighbours what they think of their service. In conclusion, find out the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money.

We have just found out that one of the directors of the solicitors undertaking the purchase conveyancing in Rumney is an uncle of the seller. Is this acceptable?

On the basis that there is no conflict of interest this is permitted. Where you are requiring a home loan then the bank may have a say as many banks have specific instructions on this. For example for Leeds Building Society as of 5/4/2025, the requirements read as follows :