My husband and I are purchasing a flat in Llandaff. My lawyer is not on the bank solicitor list. Is it possible for me to retain my Llandaff conveyancing solicitor even though they are not on the lender panel?
Your options include
- Complete the deal with your chosen Llandaff conveyancer but your mortgage company will need to instruct a lawyer on their approved list. The net result is additional fees and potential frustration.
- Choose a fresh property lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your lawyer to do everything possible to get listed on the bank’s panel of solicitors
I am buying a semi-detached house in Llandaff. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Llandaff you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llandaff.
My wife and I own a 4 bedroom Georgian house in Llandaff. Conveyancing lawyer represented me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Aldermore to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llandaff and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
I am buying a new build house in Llandaff benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about the extras as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Llandaff and how can your lawyers assist?
The particular law that you refer to gives protection to business lessees, giving them the a statutory right to apply to court for a new tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Llandaff is one of our many locations in which our lawyers are located