My mortgage broker has requested my Tonteg solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Tonteg office but they don't know it.
You are best placed to get this information from your Tonteg solicitor . They keep a central record lender panel numbers.
Our mortgage company has suggested solicitors on their panel based in Tonteg but I would rather use a conveyancing lawyer in Tonteg round the corner to me. Can you help?
Not all Tonteg conveyancing practitioners are approved and listed on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to locate a Tonteg conveyancing solicitor on the on the mortgage company panel.
Is it the case that all Tonteg solicitor firms on the TSB conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being difficult. The Tonteg solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tonteg solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tonteg surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I require quick conveyancing in Tonteg as I am faced with an ultimatum to complete in less than one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not getting a home loan you have the choice not to have searches carried out although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Tonteg the following are instances of issues that can arise and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in Tonteg. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Tonteg
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.