My wife and I are soon to exchange buying a house in Old St Mellons but as a result of damage from the recent storms I have managed to agree recompense from the vendor of three thousand pounds taking the form of a deduction in the price. This was going to be addressed as part of amending the contract but Yorkshire BS will not agree to this. Should they have been informed?
Any solicitor that is on a Yorkshire BS conveyancing panel is duty bound to advise Yorkshire BS of any changes to the sale price. If you prohibit your solicitor to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new property lawyer for your conveyancing in Old St Mellons.
As someone not used to the Old St Mellons conveyancing process what’s the number one tip you can give me concerning the house moving process in Old St Mellons
Not many law firms shout this from the rooftops but conveyancing in Old St Mellons or throughout Cardiff is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially the bank. Choosing a lawyer for your conveyancing in Old St Mellons an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your best interests and to protect you.
Every so often a third party with a vested interest will try and convince you that you should follow their advice. As an example, the property agent may claim to be assisting by claiming that your lawyer is dragging his heels. Or your mortgage broker may try to convince you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Old St Mellons solicitor on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Old St Mellons. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Old St Mellons solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Old St Mellons?
Its becoming the norm that commercial conveyancing solicitors in Old St Mellons will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Old St Mellons. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old St Mellons.
For every commercial conveyancing transaction in Old St Mellons it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Old St Mellons commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Old St Mellons.
I am downsizing from my home. My former conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Old St Mellons if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Old St Mellons. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
My uncle has suggested that I use his lawyers for conveyancing in Old St Mellons. Should I use them?
No doubt the ideal way to choose a conveyancing lawyer is to get referrals from friends or family who have actually experience in using the conveyancer you're contemplating using.