Recently been in touch with my conveyancing solicitor in Tonyrefail who acted for me 18 months ago and wanted a conveyancing estimate based on the same type of house move (a leasehold premises and a freehold property) of almost identical values with a mortgage from Lloyds TSB Bank. I am now being quoted double. Better the devil I know or should I try and find an alternative property lawyer?
The costs illustration is slightly on the steep side. If you you were to look around you might get the conveyancing a bit cheaper by perhaps £125. That being said, if you were happy with the conveyancing the firm offered you couldcome to regret opting for an a cheaper lawyer. Remember to enquire that the conveyancer can also act for Lloyds TSB Bank. Do utilise our search tool to locate a Tonyrefail conveyancing firm on the Lloyds TSB Bank member panel, which can often include conveyancing solicitors in Tonyrefail.
Does a directory service exist listing Lloyds panel solicitors in Tonyrefail on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings visible online. Where you are looking for a Tonyrefail conveyancing practitioner on the Lloyds please make the most of our tool.
I had a mortgage agreed in principle with Nationwide. Tonyrefail conveyancing practitioners have been selected. How long does it take for Nationwide to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Nationwide done the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Tonyrefail building society branch on various occasions and was reassured it wasn't an issue and they would lend. My Tonyrefail conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner has to follow the CML Handbook section two requirements for your lender. 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 left on the lease.
It has been 3 months following my purchase conveyancing in Tonyrefail took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Tonyrefail I like with a park and station nearby, however it's only got 51 years on the lease. I can't really find anything else in Tonyrefail suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Am I right to be wary that 3rd parties that I am dealing with are suggesting a national conveyancing firm rather than a local Tonyrefail conveyancing practice?
As is the case with lots of service providers, often recommendations from connections can be extremely useful or valuable. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend lawyers to instruct. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to select your own conveyancer. Don't forget that many banks operate an approved list of lawyers you have to use for the mortgage aspect of your conveyancing.
I have been sourcing a conveyancing lawyer in Tonyrefail for my home move. Can I check a solicitor's complaints history with the profession’s regulator?
Anyone may search for published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.