I have just been advised by my mortgage broker that my Pentwyn solicitor is not on the lender Solicitor panel. How can I be sure that this is correct?
You need to contact your Pentwyn conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Pentwyn conveyancing practice that is on the conveyancing panel for your lender.
Can your site be used to recommend a Conveyancing solicitor in Pentwyn even if I’m not purchasing or disposing of a house, for instance where I want to buy a shop in Pentwyn with a loan from Aldermore?
Our comparison service is primarily utilised to help choose residential conveyancing solicitors in Pentwyn but we have listed at the bottom of this page a few Pentwyn commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Aldermore
What is the difference between a licensed conveyancer and conveyancing solicitor in Pentwyn
There are many registered licenced Conveyancers in Pentwyn and Solicitor firms in Pentwyn offering conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it the case that all Pentwyn CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
After shopping around on the internet I have found a Pentwyn solicitor having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pentwyn surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
4 months have gone by since my purchase conveyancing in Pentwyn took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Pentwyn differ for new build properties?
Most buyers of new build premises in Pentwyn come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Pentwyn usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pentwyn or who has acted in the same development.