When it comes to mortgage companies such as HSBC, do Pentwyn property lawyers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Pentwyn solicitors on the HSBC conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in Pentwyn. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have been told that property searches are the primary reason for obstruction in Pentwyn conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Pentwyn.
Are there restrictive covenants that are commonly identified during conveyancing in Pentwyn?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pentwyn. 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…’
I am buying a new build flat in Pentwyn. Conveyancing is daunting 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pentwyn
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I have been sourcing a conveyancing solicitor in Pentwyn for my home move. Can I check a firm’s record with the legal regulator?
One may review published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
I need to consider estimates for conveyancing in Pentwyn from three solicitor and decide on one. Am I right to get them to hold tight until I have found somewhere to purchase.
We would recommend that you only ask your solicitor to commence work and order searches once the offer has been accepted on the property especially as Pentwyn conveyancing searches are costly.