Can the conveyancing lawyers identified via your search tool perform attended exchange conveyancing in Rumney?

We do have a number of conveyancing specialists carrying out 24hr exchanges. You should e-mail us to obtain a conveyancing quote and details as to dates.

When it comes to mortgage companies such as Lloyds, do Rumney conveyancing practitioners incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Is it the case that all Rumney solicitor firms on the Skipton conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Skipton approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

After shopping around on the internet I have found a Rumney lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rumney postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Rumney.

It has been four months following my purchase conveyancing in Rumney concluded. I have checked the Land Registry site which shows that I paid £150,000 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 premises 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.

I am purchasing a new build house in Rumney with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my solicitor about the extras as it could affect my mortgage with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Rumney is where the house is located. Can you shed any light on this issue?

Flying freeholds in Rumney are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rumney you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rumney may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.