I have just started taking steps with the aim of porting my existing standard home loan to a BTL TSB mortgage. I have been informed by my broker that I must appoint a lawyer for this. I spoke to my former Tongwynlais conveyancing firm who acted on my behalf when I previously acquired the house. The costs illustration issued of £550 is surprising as its a remortgage than a sale or purchase.
The estimate does seem a tad on the high side. Where you are content to invest time contrasting charges you might get the conveyancing a bit cheaper by say £125. That being said, providing that you were happy with the legal work the firm gave you mightlive to regret choosing an an unknown solicitor. If is important to check the solicitor can represent TSB. Do make use of our search tool to select a Tongwynlais conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Tongwynlais.
Can your site be used to locate a Conveyancing solicitor in Tongwynlais even if I’m not buying or disposing of a house, for example if I wish to acquire an office in Tongwynlais with a mortgage from Lloyds TSB Bank?
The service is predominantly used to get a quote from residential conveyancing solicitors in Tongwynlais but we have recorded at the bottom of this page some Tongwynlais commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent Lloyds TSB Bank
Are the BSA intent on creating a search tool with a view to to identify practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Tongwynlais?
We are not aware of any plans on the part of the BSA to promote such a search facility.
My wife and I are purchasing a property in Tongwynlais. I might seem paranoid but how we can trust a solicitor? On completion day we have to put our life savings into their account. What is the protection we have from them run away with our money?
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 selected conveyancers located in Tongwynlais on the Santander solicitor panel. They are now charging me a further charge for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not dictated by Santander but by your Tongwynlais property lawyer. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Lloyds. I assume I don't need a Tongwynlais conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I'm purchasing a new build house in Tongwynlais with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it could affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Tongwynlais is where the house is located. Can you offer any assistance?
Flying freeholds in Tongwynlais are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tongwynlais you would need to get your solicitor to go through the deeds diligently. Your mortgage company 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.