We had appointed solicitors based in Vale Of Glamorgan on the Lloyds solicitor panel. They are now charging me a separate charge for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The charge is not dictated by Lloyds but by your Vale Of Glamorgan property lawyer. Plenty of firms on the Lloyds panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I am expecting a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Vale Of Glamorgan solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Vale Of Glamorgan solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Intending to buy a apartment in Vale Of Glamorgan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Vale Of Glamorgan solicitor is on the Virgin Money conveyancing panel.
I need some quick conveyancing in Vale Of Glamorgan as I am faced with an ultimatum to sign on the dotted line in less than one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Vale Of Glamorgan the following are examples of issues that can show up and adversely impact future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
Me and my brother have a semi-detached Georgian property in Vale Of Glamorgan. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Vale Of Glamorgan and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who conducted the purchase.
I decided to have a survey carried out on a property in Vale Of Glamorgan ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies will refuse to grant a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Vale Of Glamorgan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Vale Of Glamorgan to see if the conveyancing costs will increase in light of this.
Should I go with a Vale Of Glamorgan conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can execute the conveyancing but they are based a couple of hundredmiles away.
The primary upside of using a local Vale Of Glamorgan conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were content that must outweigh using an unknown Vale Of Glamorgan conveyancing solicitor solely due to them being round the corner.