My conveyancer has discovered a a legal deficiency with the lease for the apartment we are purchasing in St Fagans. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
My bank has recommended a law firm on their panel based in St Fagans but I would rather instruct a conveyancing lawyer in St Fagans or nearer to where I live. Are you able to assist?
It is by no means the case that all St Fagans conveyancing practitioners are on all banks conveyancing panel. Use the above search tool to find a St Fagans conveyancing conveyancer on the on the bank panel.
I'm the single beneficiary of my late father’s will and I have everything in my name alone, including the my former home in St Fagans. The St Fagans property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in November. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view lenders take of it, depend on the mortgage company as this provision primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
I can not fathom if my bank requires a lease extension. I have called my St Fagans bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My St Fagans conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase apartment in St Fagans. 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 Aldermore 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 St Fagans solicitor is on the Aldermore conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in St Fagans?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in St Fagans. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am thinking of appointing a conveyancing lawyer in St Fagans for my house move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
You may review published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
The loan offer from a lender for the refinancing of my 3 bedroom apartment is coming any day now. Could you recommend an efficient remortgage conveyancing law firm in St Fagans ?
You have come to the wrong place to search for the lowest fares for conveyancing in St Fagans. We can offer you cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint companies offering £99 conveyancing in St Fagans.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not get the service you were hoping for.