We are purchasing a 2 bedroom flat in Pentwyn with a mortgage. We like our Pentwyn solicitor, however the lender advise she’s not on their "panel". It seems we have no choice but to select one of the bank panel firms or retain our Pentwyn conveyancing practitioner as well as pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Pentwyn conveyancing lawyer to apply to be on the conveyancing panel.
Can you suggest a Chelsea Building Society accepted Pentwyn conveyancing lawyer that can complete within a short deadline? Am I best advised to go for a high street Pentwyn practice or an internet firm?
We can recommend some very good Pentwyn conveyancing firms. You can also walk up the main road in Pentwyn. Go in to a couple of firms and request to speak with a conveyancing solicitor for a quote. Explain your deadline together with your reasons and get a commitment on your deadline. Appoint the lawyer that genuine.
Is it correct that all Pentwyn CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Does a directory service exist listing Coventry BS panel solicitors in Pentwyn on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings open the public on the web. If you are looking for a Pentwyn conveyancer on the Coventry BS please use our tool.
I am expecting a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Pentwyn solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Pentwyn solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
What will a local search tell me concerning the property I am buying in Pentwyn?
Pentwyn conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays an important role in most Pentwyn conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Pentwyn?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pentwyn. 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…’