My financial adviser says he needs my Creigiau lawyer’ panel reference for the Nat West conveyancing panel. What is the best way to discover this. I have contacted my local Creigiau office but they cant find it on their system.
You are best placed to get this information from your Creigiau conveyancing practitioner . Most Creigiau law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We were just about to exchange contracts for a freehold house in Creigiau. We encountered a stumbling block. Our loan offer with Nationwide Building Society expires on 31/7/2023 but the sellers are suggesting a completion date of 2/8/2023. Can one prolong the mortgage offer?
The best person to address this issue is your lawyer who is in a position to calculate whether they should be discussing with the lender, vendor’s representatives, property agents or possibly all three based on what has gone on in your house move as of today.
It is is a decade since I acquired my house in Creigiau. Conveyancing solicitors have now been retained on the sale but I am unable to find my title deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by the lender or they may still be with the solicitor who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Creigiau relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
Will our solicitor be asking questions concerning flooding during the conveyancing in Creigiau.
The risk of flooding is if increasing concern for solicitors dealing with homes in Creigiau. Some people will buy a property in Creigiau, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their solicitors which can give them a better understanding of the risks in Creigiau. The standard property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine whether the premises has ever been flooded. In the event that the property has been flooded in past and is not revealed by the vendor, then a buyer may issue a claim for damages as a result of such an misleading reply. The buyer’s solicitors should also order an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
We're first time buyers - agreed a price, yet the agent informed us that the vendor will only go ahead if we instruct the agent's preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Creigiau
It is improbable the vendors are behind this. Should the seller require ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your preferred Creigiau conveyancing solicitors - rather thanthose that will earn their estate agent a introducer fee or hit his conveyancing targets pre-set by HQ.