I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Tongwynlais. The vast majority the appartments are already occupied. Do I need carry out the local searches for my conveyancing in Tongwynlais?
Conveyancing Searches are a vital link in the Tongwynlais conveyancing process. There are numerous search providers delivering Tongwynlais conveyancing searches, as well straight from the local authority. These are known collectively as personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.
My bank has recommended solicitors on their panel based in Tongwynlais but I would rather use a conveyancing lawyer in Tongwynlais round the corner to me. Are you able to help?
Far from all Tongwynlais conveyancing firms are on all banks conveyancing panel. Use the above find an approved solicitor tool to find a Tongwynlais conveyancing solicitor on the on the bank panel.
Is it correct that all Tongwynlais CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We had instructed solicitors locally in Tongwynlais on the Barclays solicitor panel. They are now charging me a supplemental fee for handling the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. This fee is not dictated by Barclays but by your Tongwynlais lawyer. Plenty of firms on the Barclays panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being problematic. The Tongwynlais solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search tell me regarding the house I am buying in Tongwynlais?
Tongwynlais conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search is essential in every Tongwynlais conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I used Arc property Solicitors a few years past for my conveyancing in Tongwynlais. Now, I need my files however the law firm has closed. What do I do?
You should 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 Tongwynlais of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.