I am getting a mortgage offer from Santander. I intend to employ the services of a Licensed Conveyancer in Llandeilo. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander 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 Council of Licensed Conveyancers.
The Llandeilo conveyancing solicitors that just started acting on my purchase in Llandeilo have without warning shut down. They were on acting for me because I needed a lawyer on the Barclays conveyancing panel and my preferred Llandeilo lawyer was not. I paid them money on account. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Llandeilo. Do I pick up the keys to the house on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Llandeilo?
On the day of completion you will not be required to attend the conveyancers office in Llandeilo. Your solicitors will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We are buying a terrace house in Llandeilo. The intention is to carry out a loft conversion at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?
Your conveyancer should check the registered title as conveyancing in Llandeilo will occasionally identify restrictions in the title deeds which prohibit categories of changes or require the consent of a 3rd party. Some additions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We had chosen conveyancing lawyers based in Llandeilo on the Bank of Ireland solicitor approved list. They have just invoiced me a supplemental fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by Bank of Ireland but by your Llandeilo conveyancer. Numerous firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Llandeilo? or Apparently there is an ancient law that means some house owners living in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Llandeilo?
Unless a previous purchase of the premises took place after 12 October 2013 you could expect solicitors handling conveyancing in Llandeilo to remain encouraging a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly picked up during conveyancing in Llandeilo?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Llandeilo. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’