Much to our surprise we have been told by our IFA that my Llandaff property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?
You need to contact your Llandaff lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may recommend you to a Llandaff conveyancing practice that is on the approved list of lawyers for your bank.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Llandaff with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am aiming to move property in October. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Llandaff. Conveyancing firm was chosen prior to coming across your site.
On the afternoon of completion you will need to pick up the keys from the selling agent however this can only be done once the sellers conveyancers inform the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Llandaff or a firm that specialises in conveyancing in Llandaff.
We expect to receive a OIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Llandaff solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llandaff solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
RBS have agreed my home loan in principle, my offer on a apartment in Llandaff has been agreed to, what happens next?
The estate agent will want to be informed of your solicitor's details (ensure that the lawyers are on the lender’s panel). Contact RBS or the broker and complete any appropriate documentation. RBS will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. RBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llandaff.
I require quick conveyancing in Llandaff as I have pressure to complete within 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a cash buyer you have the choice not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Llandaff the following are instances of issues that can appear and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Am I better off to instruct a Llandaff conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can conduct the conveyancing however her office is approximately 350miles drive away.
The primary upside of using a high street Llandaff conveyancing firm is that you can pop in to sign paperwork, present your ID and pester them if necessary. Having local Llandaff know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that should outweigh using an unfamiliar Llandaff conveyancing solicitor solely due to them being local.