My mortgage broker has asked me for my Cardiff solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Cardiff branch but they don't know it.
Have you tried calling your Cardiff conveyancer about this?. Most Cardiff conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
In the event thatI were to purchase a straightforward homein Cardiff for cash and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Cardiff?
The sole reduction in fees you would make on is the disbursement for searches. A solicitor is obliged to do the vast majority of work - money laundering, liaising with your vendors solicitor, SDLT return, register the title etc. A slight saving might be made by not needing to register a mortgage but it will not be a lot.
I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Cardiff with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My husband and I are first time buyers - had an offer accepted, but the selling agent told us that the vendor will only issue a contract if we appoint the agent's preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Cardiff
It is highly unlikely the vendors are behind this. Should the owner want ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your preferred Cardiff conveyancing solicitors - not the ones that will give their estate agent a commission or hit his conveyancing targets set by senior management.
How easy is it to change a solicitor as I need to find a Cardiff based conveyancer who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
If you haven't yet appointed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Cardiff that you're considering.