Recently contacted my conveyancing solicitor in Tonteg who acted for me two years ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a mortgage from Halifax. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for a cheaper online conveyancer?
The estimate does seem a tad steep. If you are prepared to expend time scrutinising charges you may be able to get the conveyancing a bit cheaper by perhaps £125. On the other hand, if you were pleased with the service the firm provided you couldcome to regret choosing an an untested conveyancer. If is important to enquire the firm can represent Halifax. You can make use of our search tool to select a Tonteg conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Tonteg.
My solicitor has identified a a problem with the lease for the flat we are buying in Tonteg. The seller’s lawyers have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must ensure that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender 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 conveyancer will have no choice but to discontinue acting for you.
It is a dozen years since I bought my home in Tonteg. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title documents. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by the lender or they may be in the possession of the lawyers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Tonteg relates to registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.
We are buying a terrace house in Tonteg. We would like to convert the garage to an office at the house.Will the conveyancing process include investigations to see if these works were previously refused?
Your conveyancer should review the deeds as conveyancing in Tonteg will on occasion reveal restrictions in the title deeds which restrict certain works or require the consent of another owner. Some works call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Completion of my remortgage has taken place for my property in Tonteg. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer accepted on a house in Tonteg. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the solicitor called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Tonteg?
Its becoming the norm that commercial conveyancing solicitors in Tonteg will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Tonteg. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tonteg.
For each commercial conveyancing transaction in Tonteg it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Tonteg commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Tonteg.
My husband and I have recently had an offer accepted on a house and had an appointment on Friday with HSBC for the mortgage. They have informed me that when it comes to appointing a property lawyer that unless they are on their approved list of solicitors then we will have to pay out a further fee of about two hundred pounds. This is because they would then have to instruct a conveyancer to act for them in addition to the one we appoint for ourselves and we are liable for their fees. I have requested HSBC to provide me with a list so I can seek quotes only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is their an easier way of going about this?
Ask HSBC what their panel criteria is for a conveyancer.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on loans for HSBC in the past. If the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search tool and we should be able to find you a property lawyer in Tonteg on the panel for HSBC.