I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Creigiau with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Creigiau?

There are many recorded licenced Conveyancers in Creigiau and Solicitor practices in Creigiau who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We had chosen conveyancers locally in Creigiau on the Bank of Ireland solicitor panel. They are now charging me a supplemental charge for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not dictated by Bank of Ireland but by your Creigiau conveyancer. Some firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.

The formalities of my purchase has taken place for my property in Creigiau. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

A relative advised me that where I am purchasing in Creigiau I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Creigiau conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Creigiau around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Creigiau Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Creigiau Education with maps and statistics, Local Amenities and other useful data regarding Creigiau.

What makes your site different to alternative online quote calculators when it comes to conveyancing in Creigiau?

At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Creigiau. Unlike many estate agents and many comparison sites we do not charge firms a fee if you select them for your conveyancing in Creigiau

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Creigiau which will be sold. The house has never been registered at HMLR and I'm told that many EAs will insist that it is completed before they will proceed. What's the mechanism for this?

In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.