Having been suggested to visit your site we were about to use a conveyancing solicitor in Cardigan recommended by you but have come across alternative fee calculations on the internet appear less pricey – how come?
There are many firms of websites advertising alleged cheap conveyancing, unfortunately it’s common in such cases for supplementalcharges end up with the final fee markedly uplifted. In accordance with regulatory requirements costs contained in terms of business should be transparent and reasonable raised The conveyancers that we put forward for conveyancing in Cardigan genuinely set out all legal fees for a standard conveyancing transaction.
My wife and I intend to remortgage our flat in Cardigan with Santander. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two questions (1) Is this form unique to the Santander conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Santander conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Santander. This is solely used to protect Santander if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Santander had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have an AIP. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a Cardigan based conveyancing firm?
You should check but the the probability is that appoint one of their panel solicitors if you want the "fee-free" incentive. Contact the lender and determine if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Cardigan.
There are a variety of conveyancing solicitors in Cardigan but how do I know who I should use?
Do not opt for the lowest Cardigan conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Is it the case that all Cardigan solicitor firms on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
My sealed bid on a detached house in Cardigan has been accepted, the vendors do however have an associated purchase. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Cardigan. What should be my next step? At what stage should I apply for the mortgage with RBS?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Cardigan conveyancing search costs, etc). First, you should check that your conveyancer is on the RBS approved list. As to the subsequent steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a hot market some home buyers would apply for a home loan with RBS and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with the conveyancing in Cardigan.
We are close to exchanging contracts on the sale of our property in Cardigan and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Cardigan. Having lived in Cardigan for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified during conveyancing in Cardigan?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Cardigan. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’