Can you help? My Clydach solicitor is assuring me that he has toconduct Clydach conveyancing searches asthe firm are on the Santanderconveyancing panel. Is my lawyer right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Clydach conveyancing searches.
When it comes to lenders such as Nottingham, do Clydach property lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We had instructed solicitors based in Clydach on the Principality solicitor panel. They have just invoiced me a separate amount for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This charge is not set by Principality but by your Clydach property lawyer. Plenty of firms on the Principality panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I recently had an offer agreed on an apartment in Clydach. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £150. Shortly after, the solicitor called me to say that they were not on the Kent Reliance 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 Kent Reliance 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.
Just acquired a terraced house in Clydach , how long should it take for the Land Registry to register my ownership? My Clydach conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Clydach registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration takes place after the buyer has moved in to the premises thus an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Clydach I like with open areas and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Clydach suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
I'm converting the mortgage on my existing home to a buy to let mortgage with Barclays Direct and I will use the ballance of the raised equity as a deposit on a second house. The neighborhood we are talking about is Clydach. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Assuming that they are your solicitor should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and make clear your expectations and requirements.