Can you help? My Splott conveyancer is advising me that he is legally obliged toapply for Splott conveyancing searches stemming from the fact thatthe firm are on the Lloydsapproved lawyer panel. These Splott checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Splott conveyancing searches.
Can I use your services to find a Conveyancing solicitor in Splott even where I’m not buying or selling a house, for instance if I wish to buy an office in Splott with a loan from Halifax?
Our search tool is predominantly utilised to select residential conveyancing solicitors in Splott but we have listed at the bottom of this page a selection of Splott commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Halifax
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather appoint a Splott based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company and determine if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Splott.
What is the difference between a licensed conveyancer and conveyancing solicitor in Splott
Two types of professional can execute conveyancing in Splott namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to carry out Splott conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary steps should be suitably attended to.
We previously instructed conveyancing lawyers located in Splott on the RBS solicitor panel. They have just invoiced me an additional amount for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by RBS but by your Splott lawyer. Plenty of firms on the RBS panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
We expect to receive a DIP from Virgin Money 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 Virgin Money recommend any Splott solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Splott solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Estate agents have just been given the go-ahead to market my ground floor flat in Splott. Conveyancing lawyers have not yet been instructed, however I have recently had a half-yearly service charge invoice – Do I pay up?
It best that you clear the service charge as you normally would as all rents and maintenance payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a split level flat in Splott, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Splott with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2087
With only 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.