Me and my partner are hoping to buy a 2 bedroom apartment in Lisvane with a mortgage. We like our Lisvane conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have no choice but to select one of the bank panel firms or continue with our Lisvane lawyer and pay for one of their panel lawyers to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Lisvane conveyancing solicitor to apply to be on the conveyancing panel.
Please help - my lawyer says that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Lisvane conveyancing?
The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Lisvane lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After what seems like an age I have had an offer on an apartment in Lisvane accepted, the sellers do however have a connected purchase. The vendors have offered on a property, but it’s not yet agreed to, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Lisvane. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Lisvane conveyancing search charges, etc). First, you should check that your lawyer is on the Coventry BS approved list. Concerning the subsequent phase this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. During a rising market some buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with the conveyancing in Lisvane.
The estate agent has sent us the confirmation of our purchase of a new build flat in Lisvane. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lisvane
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been pointed in your direction by a number of estate agents in Lisvane to choose a solicitor using your seach tool. What’s the financial advantage for Estate Agents to promote your lawyers over and above a competitor’s?
We refuse to give any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
In searching the web for the phrase on line conveyancing in Lisvane it brings up many conveyancersin the area. With so much choice what is the best way to find the right solicitor for the sale of my house?
The best way of finding a suitable conveyancer is through a trusted recommendation, so ask colleagues and relatives who have purchased a property in Lisvane or a respected estate agent or mortgage broker. Costs for conveyancing in Lisvane vary, so it's advisable to request a minimum of four estimates from varying types of conveyancers. Be sure to seek confirmation what costs in the quote includes.
I have noted on a number of online forums that before selecting a conveyancing firm they must be approved by your bank. I am novice purchaser but I have an AIP via Nat West Bank and I already have a high street conveyancing lawyer in Lisvane lined up. Can Halifax require an approved conveyancer to be selected? Does a directory of approved conveyancers even exist so I can choose a conveyancing lawyer in Lisvane?
You should use a solicitor that is on the Halifax panel. The first thing to do is call your chosen Lisvane conveyancing lawyer to check if they are on the Halifax panel. If they are not on the panel you have a couple of options open to you here:
- Complete the purchase with your chosen Lisvane property lawyer but Halifax will need to retain a solicitor on their approved list. The net result is additional fees and probable frustration.
- Get a new lawyer to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Convince your property lawyer to do everything within their powers to get accepted on the Halifax conveyancing panel.