My husband and I are intending to buy a 1 bedroom flat in Taffs Well with a mortgage. We like our Taffs Well lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Taffs Well lawyer and pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the lender use our Taffs Well solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Taffs Well conveyancing solicitor to apply to be on the conveyancing panel.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to appoint a specialised conveyancing solicitor in Taffs Well?
You should check but the the likelihood is that allocate you one of their panel conveyancers should you want the "fee-free" offer. Call the bank to ask if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Taffs Well.
Have purchased a a semi-detached house in Taffs Well , What is the estimated time for the Land Registry to register the transfer to my name? My Taffs Well conveyancing solicitor has been painfully slow, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Taffs Well registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. At present in the region of three quarters of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the purchaser is living at the premises thus 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Taffs Well prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Taffs Well. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Taffs Well to see if the conveyancing will be more expensive.
We are 18 days into a residential purchase having been referred to conveyancers by the local agent to do our conveyancing in Taffs Well. I am not happy. Can you help me find new lawyers?
They would have to be really bad to suggest changing them. Has your loan offer been issued? If so you will need to inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your conveyancer should be on the mortgage company panel to avoid supplemental expenses and frustration. That should be your starting point. The find a solicitor tool should assist you in finding a lender approved lawyer for your home move in Taffs Well