My fiance and I are hoping to purchase a flat in Taffs Well and are in fact using a Taffs Well conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Taffs Well lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Taffs Well solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
We are purchasing a newly converted apartment in Taffs Well with a loan from Platform Home Loans Ltd.We would like to retain our Taffs Well conveyancing solicitor but Platform Home Loans Ltd advised that she’s not listed on their approved list of firms. We have to appoint a Platform Home Loans Ltd panel solicitor or retain our local solicitor and pay for a Platform Home Loans Ltd panel lawyer to represent them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
Unfortunately,no. The loan issued to you contains various provisions, one of which will be that solicitors must be on the Platform Home Loans Ltd conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
Just bought a detached house in Taffs Well , how long will it take for the Land Registry to register my ownership? My Taffs Well conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are concluded.
There is nothing unique about conveyancing in Taffs Well registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently roughly 80% of submission are completed within two weeks but some can be subject to protracted hold-ups. Historically registration takes place after the purchaser is living at the premises thus 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a house in Taffs Well in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Taffs Well. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it possible to swap conveyancer as I have to appoint a firm on the Coventry Building Society conveyancing panel. I instructed a local conveyancing solicitor in Taffs Well round the corner but she is not accepted by Coventry Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Taffs Well on the Coventry Building Society panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Taffs Well. Using the find a conveyancing solicitor tool on this website, you can compare charges for conveyancing solicitors in Taffs Well and beyond.