Can I use your services to locate a Conveyancing solicitor in Llandaff even if I’m not buying or selling a house, for instance where I intend to buy an office in Llandaff with a mortgage from Santander?
Our search tool is primarily utilised to help choose domestic conveyancing solicitors in Llandaff but we have recorded at the end of this page a selection of Llandaff commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they are also authorised to represent Santander
Is it the case that all Llandaff CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
When it comes to lenders such as Bank of Ireland, do Llandaff property lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Llandaff bank branch on various occasions and was advised it wasn't an issue and they will lend. My Llandaff conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their published requirements. I have no idea who is right.
The conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are a common cause of hinderance in Llandaff conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Llandaff.
I decided to have a survey carried out on a house in Llandaff ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders will not grant a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandaff. Conveyancing will be smoother if you use a solicitor in Llandaff especially if they are accustomed to such properties in Llandaff.
My husband and I are new on the property ladder - had an offer accepted, yet the selling agent advised that the owners will only move forward if we appoint their chosen solicitors as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Llandaff
It is highly unlikely the vendors are behind this. If they require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to appoint your own,trusted Llandaff conveyancing lawyers - as opposed tothe ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by corporate headquarters.
Are there any distinct advantages to instructing a local solicitor in Llandaff
Many buyers and sellers in Llandaff prefer a local lawyer so that they can visit in the event that they have problems, and to execute mortgage deeds without using the post.
We would allege that there is a distinct advantage when using a solicitor local to a house you are planning to purchase, due to the knowledge of the region and possible local issues - however this is debatable. Many conveyancers are now over the web and could be practically anywhere.