My husband and I are only a couple days away from an exchange on a property in Pontprennau and my mum and dad have sent the 10% deposit to my property lawyer. I am now informed that as the deposit has not arrived from me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
The conveyancing practitioner is duty bound to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Should conveyancers request money up-front for conveyancing in Pontprennau?
If you are buying a property in Pontprennau your solicitor will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the purchase price then this should be needed immediately before exchange of contracts. The closing balance that is due should be sent to your lawyer shortly before completion.
My wife and I have recently appointed a conveyancing solicitor in Pontprennau. I need to find out if they are accepted on the Birmingham Midshires approved list of lawyers. Could you help?
The first thing to do is call your conveyancer and ask them if they can act for the bank. Alternatively you should get in touch with Birmingham Midshires who may be able to help.
I am due to move property in March. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Pontprennau. Conveyancing lawyer was organised before I stumbled across this site.
On the day of completion you can collect the keys from your selling agent however this can only be done when the previous owners conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a conveyancing in Pontprennau or a legal practice with expertise in conveyancing in Pontprennau.
Is it the case that all Pontprennau conveyancing solicitors on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the SRA. Some lenders do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I currently have a mortgage with RBS for my property in Pontprennau. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
I used Arc property Solicitors several years past for my conveyancing in Pontprennau. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Pontprennau 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.