We are planning to acquire a flat and need a conveyancing solicitor in Rumney who is on the Santander conveyancing panel. Can you recommend a local conveyancing 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 Santander . We don't recommend any particular firms conducting conveyancing in Rumney.
When it comes to lenders such as Lloyds, do Rumney property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Rumney solicitor practices on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Rumney. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Will my conveyancer be making enquiries concerning flooding during the conveyancing in Rumney.
Flooding is a growing risk for conveyancers dealing with homes in Rumney. There are those who acquire a property in Rumney, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their solicitors which should figure out the risks in Rumney. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If the residence has been flooded in past and is not revealed by the seller, then a purchaser may commence a claim for damages resulting from an misleading response. The purchaser’s lawyers may also order an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.
I'm buying my first flat in Rumney with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it may put at risk my mortgage with the lender. 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.
I opted to have a survey carried out on a house in Rumney prior to instructing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders will refuse to issue a loan on such a home.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rumney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rumney to see if the conveyancing costs will increase in light of this.
I am 18 days into a freehold purchase having been recommend to a firm by the estate agent to execute conveyancing in Rumney. I am am extremely frustrated with the quality of service. Can you you assist me in finding new lawyers?
A solicitor would need to be very bad to suggest replacing them. Has your mortgage offer been sent? In the event that it has you need to inform them of the new contact details and ensure the loan are issued to the new lawyers. The conveyancer should be on the lenders approved list to avoid added fees and complications. That should be your starting point. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Rumney