Are the Tongwynlais conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Tongwynlais conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
I happen to be the single recipient of my late father’s estate and I have everything in my name alone, including the my former home in Tongwynlais. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the house in March. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this obligation principally exists to identify subsales or the wholesaling and assigning of property.
is it true that all Tongwynlais conveyancing solicitors on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Tongwynlais. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
It has been five months since my purchase conveyancing in Tongwynlais concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 property 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.
We're first time buyers - had an offer accepted, yet the selling agent has warned us that the seller will only move forward if we use their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Tongwynlais
We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your preferred Tongwynlais conveyancing solicitors - as opposed tothose that will earn their estate agent a referral fee or achieve conveyancing figures pre-set by corporate headquarters.
Do online conveyancing organisations undertake everything a high street Tongwynlais solicitor does or must I use a solicitor for the final stages for my conveyancing in Tongwynlais?
Where you instruct an online conveyancer they should cover all the things your Tongwynlais solicitor would cover.