My fiance’s uncle is a solicitor. I anticipate that I'll be able to get mate’s rates for conveyancing, but if not, what level of figure should I be paying for conveyancing in Caerphilly?
It’s advisable to look for 3 or more like-for-like conveyancing quotes. Do use our comparison tool on this site. You will notice that amounts may vary but the service one can expect are distinct between conveyancers as is true with most professions.
My god-son is in the process of securing a house that has just been built in Caerphilly with a home loan from RBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Caerphilly bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Caerphilly conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company approved list, they must comply with the CML Handbook provisions for the bank. 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 remaining.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being a right pain. The Caerphilly solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer on a detached house in Caerphilly has been accepted, the vendors do however have an associated purchase. The owners have offered on somewhere, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Caerphilly. What should be my next step? When should I get the mortgage application with Clydesdale started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Caerphilly conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Clydesdale approved list. Regarding the subsequent phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market some purchasers would apply for a home loan with Clydesdale and pay for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Caerphilly.
Given that I am about to spend 450k on a garden flat in Caerphilly I would like to have a conversation with the lawyer about myconveyancing in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Caerphilly.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Caerphilly should be the figure that you end up paying.
I need to instruct a conveyancing lawyer in Caerphilly for my purchase. Is there any facility to review a solicitor's record with the legal regulator?
You can review published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.