Having been suggested to visit your company we were going to appoint conveyancing solicitor in Cardigan recommended on your site but have come across some other costs illustrations on the internet look less pricey – why is this?
There are numerous conveyancing outfits advertising what appear to be cut price. We would urge you to give due consideration as to how important this transaction is to you that want to be penny wise pound foolish with regard to the quality of the conveyancing. Many of them highlight a budget quote to catch your eye but bury extra fees in the small print..
It is is a decade since I purchased my home in Cardigan. Conveyancing lawyers have just been instructed on the sale but I can't track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with your lender or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Cardigan relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
My Solicitor in Cardigan has never been on on the HSBC Bank Solicitor Panel. Can I still use my family solicitor even though they are excluded from the HSBC Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Cardigan lawyers but HSBC Bank will need to retain a solicitor on their panel. This will result in additional overall legal charges and cause delays.
- Find an alternative solicitor to to deal with the conveyancing, not forgetting to check they are HSBC Bank approved.
- Try to convince your HSBC Bank solicitor to attempt to join the HSBC Bank panel
I just bought a house at auction in Cardigan. Conveyancing is required. What are my next steps?
Having exchanged you now have to choose a conveyancing practitioner as a matter of urgency as you are facing a tight deadline in which to complete the property. Every auction property will have an associated legal set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must give this to the solicitor working for you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
We previously selected conveyancers with offices in Cardigan on the Co-operative solicitor panel. They have just billed me a separate charge for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not set by Co-operative but by your Cardigan conveyancing practitioner. Some firms on the Co-operative panel will levy an ‘acting for lender’ fee and others do not.
We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Cardigan solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cardigan solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I was pointed in your direction by a number of selling agents in Cardigan to locate a conveyancer on your site. Is there a financial upside for Estate Agents to promote your site ahead of alternative conveyancing organisations?
We refuse to give any commission for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am Googling for Cardigan conveyancing quotes online. Can I be sure that all the Cardigan practices that are listed on your directory are on the lender conveyancing panel?
The law firms listed on our site have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Cardigan firm being on the mortgage company conveyancing panel is incorrect.