Do the Building Society Association intend to launch a online directory to to identify firms on the Coventry BS conveyancing panel for example in Tongwynlais?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
My wife and I are purchasing a flat in Tongwynlais. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to send our life savings into their account. What is the protection we have from them run away with our monies?
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 had appointed solicitors with offices in Tongwynlais on the Leeds Building Society solicitor panel. They have just billed me a further charge for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This charge is not dictated by Leeds Building Society but by your Tongwynlais conveyancing practitioner. Plenty of firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Tongwynlais lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I'm buying a new build house in Tongwynlais with a mortgage from Bank of Scotland. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my solicitor about the extras as it would jeopardize my loan with the bank. 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've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Tongwynlais is the location of the property. Can you shed any light on this issue?
Flying freeholds in Tongwynlais are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tongwynlais you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tongwynlais may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My company is looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Tongwynlais for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Tongwynlais, including the disposal and purchase of businesses as well as simply premises. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right solicitor. As for the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or telephone us so that we can furnish you with comprehensive commercial conveyancing quote.
I require the services of a mortgage company panel solicitor in Tongwynlais. Can you assist?
It is not clear why you need a Tongwynlais panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Tongwynlais are on their panel . If you do find such a firm in Tongwynlais not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site