I am in the process of selling my maisonette in Pontcanna and the EA has just e-mailed to advise that the purchasers are changing their law firm. The reason given is that the bank will only engage with solicitors on their approved list. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Pontcanna ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
My partner and I are close to exchanging contracts on the sale of our house in Pontcanna and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Pontcanna conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing firm rather than a conveyancing solicitor in Pontcanna. Having lived in Pontcanna for 5 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Stirling Law several years ago for my conveyancing in Pontcanna. I now require my papers but the law firm is no longer operating. What do I do?
You should contact 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 Pontcanna of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
All being well we will complete our sale of a £250,000 flat in Pontcanna next Wednesday. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Pontcanna?
Pontcanna conveyancing on leasehold apartments normally results in administration charges invoiced by management companies :
Completing conveyancing due diligence enquiries
Where consent is required before sale in Pontcanna
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a 2 bed flat in Pontcanna, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Pontcanna with an extended lease are worth £190,000. The ground rent is £45 levied per year. The lease expires on 21st October 2084
With only 62 years remaining on your lease we estimate the price of your lease extension to span between £17,100 and £19,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
My fiance and I have just had an offer agreed on a apartment and had meeting on Tuesday with Leeds Building Society for the mortgage. They have informed us that when it comes to choosing a property lawyer that unless they are on their approved list of property lawyers then we will be subject to an a further fee of £200. This is because they would then have to select a property lawyer to act for them in addition to the one we select on our behalf and we assume responsibility for their invoice. I have asked Leeds Building Society to supply me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is their an easier way of going about this?
Ask Leeds Building Society what their panel criteria is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society historically. Where the answer to those is yes, then just double check with Leeds Building Society. Another option is to make use of our search tool and we should be able to locate a lawyer in Pontcanna on the panel for Leeds Building Society.