I am hoping to receive a mortgage offer from Halifax. My intention is to use a Licensed Conveyancer in Llandaff. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Having sold my house in Llandaff last April yet the purchaser is calling daily complaining that her lawyer is waiting to hear from myconveyancer. What should have happened now that I have sold?
Following your sale your lawyer should send the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where relevant, your conveyancer must also evidence that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion steps just for conveyancing in Llandaff.
My uncle passed away last year and as sole heir and executor I was left the property in Llandaff. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
I can see plenty of here regarding conveyancing in Llandaff but can you isolate your top tip for selecting the right conveyancer in Llandaff
Do not opt for the lowest Llandaff conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Llandaff solicitors on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
Completion of my purchase has taken place for my property in Llandaff. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Llandaff I like with a park and transport links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Llandaff for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan that many years may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.