I am getting a offer of a home loan from Santander. I intend to use a Licensed Conveyancer in Adamsdown. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My home in Adamsdown is up for sale and I have a purchaser. Does the lawyer need to be on the Clydesdale conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
This question may be naive but I am unexperienced as a 1st time purchaser of a two bedroom flat in Adamsdown. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Adamsdown?
On the day of completion you do not need to attend the conveyancers office in Adamsdown. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you will be invited to pick up the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
When it comes to lenders such as UBS, do Adamsdown property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I'm in the throws of viewing houses in Adamsdown and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Virgin Money.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Adamsdown.
The risk of flooding is if increasing concern for solicitors dealing with homes in Adamsdown. Some people will purchase a property in Adamsdown, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Adamsdown. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to find out if the premises has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser could bring a compensation claim stemming from an incorrect reply. The purchaser’s lawyers may also order an enviro search. This should reveal whether there is any known flood risk. If so, further inquiries should be made.
What are my options where I am unhappy with the lawyer who carried out our conveyancing in Adamsdown?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. However there is recourse if you were not happy with your conveyancing in Adamsdown. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain dissatisfied you may consider enlisting the help of the Legal Ombudsman.