My husband and I are purchasing a 3 bedroom flat in Pontypridd with a mortgage. We would like to retain our Pontypridd lawyer, but the lender advise she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel conveyancing practices or keep our Pontypridd conveyancing practitioner and pay for one of their panel lawyers to represent them. We feel that this is unjust; 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 Pontypridd conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Pontypridd last December yet the purchaser is SMS messaging every few hours complaining that her lawyer is waiting to hear from mylawyer. What should have happened now that I have sold?
Post completion of your sale your solicitor is duty bound to deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your conveyancer must also send confirmation that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Pontypridd.
I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Pontypridd with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Can you point me to a directory of Barclays panel conveyancers in Pontypridd on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. Where you are seeking to appoint a Pontypridd conveyancing practitioner on the Barclays please use our facility.
Is it the case that all Pontypridd solicitor practices on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the SRA. Many lenders do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
We are getting the release of further funds on our mortgage from Co-operative as we intend to carry out renovations to our property in Pontypridd. Do we need to choose a nearby Pontypridd solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
I need to instruct a conveyancing lawyer in Pontypridd for my house move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
Why do I have to send my property lawyer with numerous items of ID before they can commence with my conveyancing in Pontypridd?
Pontypridd property lawyers are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering legislation to record that the have checked the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.