Is the fact that my conveyancer in Llandaff is not identified on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Llandaff conveyancing firm and enquire why they are no longer on the approved list for your lender.
My fiancee and I are in the process of viewing flats in Llandaff and I am about to put in an offer. Should I already have a appointed at this point? I will be getting a home loan with .
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.
I have paid off my mortgage with . I assume I don't need a Llandaff on the panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where has sent the Land Registry the discharge electronically, and
- has instructed the Land Registry to do so
I currently have a mortgage with for my property in Llandaff. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?
You must advise before renting your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel firm.
We are intent on selling our house in Llandaff and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Llandaff. We have lived in Llandaff for 4 years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm purchasing a new build house in Llandaff with the aid of help to buy. The builders would not move on the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about this deal as it could adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - agreed a price, yet the selling agent informed us that the seller will only proceed if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Llandaff
It is highly unlikely the owners are driving this. If they require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Llandaff conveyancing lawyers - not the ones that will provide the estate agent a kickback or achieve conveyancing thresholds demanded by HQ.