My son is purchasing a newly built flat in Llanrumney with a mortgage from Skipton. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am helping my aunt sell her house in Llanrumney. Will the conveyancer order an energy performance certificate or it is for the seller to coordinate?
After the abolition of HIPs, energy performance certificates was kept a compulsory part of selling a property. An EPC must be commissioned before the property is advertised. It is not something that solicitors ordinarily arrange. Where you are instructing a Llanrumney conveyancing solicitor they might help arrange energy performance certificates due to their relationships with long established local accredited person
We previously chose conveyancers with offices in Llanrumney on the Leeds Building Society solicitor panel. They are now charging me a supplemental fee for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Llanrumney conveyancer. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Llanrumney. Conveyancing was satisfactory but I would like to complain 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 Care Department at head office. In most cases complaints to a lender are resolved 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 used Arc property Solicitors several years ago for my conveyancing in Llanrumney. Now, I need the documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanrumney of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a property in Llanrumney before instructing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may not grant a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanrumney. Conveyancing may be slightly more expensive based on your lender's requirements.
We're FTB’s - had an offer accepted, but the property agent informed us that the owners will only go ahead if we instruct their recommended solicitors as they need a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Llanrumney
We suspect that the owner is unaware of this request. Should the vendor want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Llanrumney conveyancing firm - rather thanthose that will give their estate agent a kickback or meet his conveyancing targets set by corporate headquarters.