What happens if my lawyer’s firm is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Llanbradach?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my step-mother sell her property in Llanbradach. Will the conveyancing solicitor arrange the energy assessment or it is for the seller to see to?
Following the abolition of HIPs, energy performance certificates was retained a compulsory part of moving house. An EPC must be commissioned before the property is advertised. This is not something that conveyancers normally arrange. If you are using a Llanbradach conveyancing lawyer they may be willing to arrange EPC’s given their contacts with long established Llanbradach assessors
Is it the case that all Llanbradach CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved practices?
Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in Llanbradach. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I used Action Conveyancing several years past for my conveyancing in Llanbradach. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbradach of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Llanbradach is where the house is located. What do you suggest?
Flying freeholds in Llanbradach are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanbradach you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanbradach may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How do I locate a Llanbradach solicitor on the Aldermore conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the conveyancer.
You can use the facility on this website. Please choose the bank and your location and you will see a number of Llanbradach conveyancing lawyers locally. We have detailed some Llanbradach conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Aldermore member panel