We have very assertive sellers who has insisted on a exclusivity contract with a deposit 10k. Are such contracts appropriate for St Fagans conveyancing transactions?
There are a couple of main concerns with executing a lock out contract (sometimes known as an exclusivity agreement) is that it diverts attention away from moving forward with the conveyancing work, so in the absence of it needing minimal or no negotiation then it could transpire to be a cause of frustration and delay. It is not strongly advocated amongst St Fagans conveyancing lawyers as a result. A supplemental negative is the extent of the remedies available - a jilted purchaser is not likely to secure an injunctive ruling by a court to bar the vendor completing the sale to an alternative purchaser, so the only remedy available under the contract will be the recovery of wasted costs and, in restricted situations, the extra payment of damages.
We see that you have a search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in St Fagans?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Fagans.
My wife and I are buying a flat in St Fagans. It might be a silly question but how we can trust a solicitor? On completion day we have to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any St Fagans solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint St Fagans solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am selling my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The St Fagans solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing a new build house in St Fagans with a loan from TSB. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my lawyer about this deal as it may put at risk my mortgage with the lender. Is this normal?.
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 decided to have a survey done on a property in St Fagans before retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Fagans. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a FTB in St Fagans, just starting to look for a home. I will need a St Fagans conveyancing solicitor. The family lawyer is located in Jersey and unable to assist.Please can you refer me to a cheap St Fagans lawyer that can assist us as well as represent Santander?
The purpose of this site is restricted to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for Santander in certain areas for example St Fagans . Our intention is not to recommend any specific solicitor.