I am acquiring a flat in Rhiwbina. My Conveyancer has never been on on the bank approved list. Is it possible for me to use my Rhiwbina conveyancing solicitor notwithstanding that they are not on the lender approved list?
One will need to appoint a solicitor to complete the formalities if you take out a loan to purchase your property. The lawyer will conduct all the appropriate investigations on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in place. You may select a Rhiwbina solicitor of your choosing. Nevertheless, where the solicitor appointed is not a member of the lender approved list additional costs will be levied as separate legal representation will be need by the lender. Lender panel applications can be submitted, so provided your conveyancer has not historically applied for membership they should take the opportunity to apply.
I am remortgaging my home in Rhiwbina, does my lawyer have to be on the Bank of Ireland Conveyancing panel?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I decided to have a survey done on a property in Rhiwbina in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not issue a loan on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rhiwbina. Conveyancing will be smoother if you use a solicitor in Rhiwbina especially if they are acquainted with such properties in Rhiwbina.
Do I need to be suspicious by brokers that I am dealing with are recommending a national conveyancing firm rather than a High Street Rhiwbina conveyancing firm?
As is the case with many service providers, often input from family and friends can be worth their weight in gold. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend solicitors to select. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your own conveyancer. However, bear in mind that most banks specify a panel list of law firms you must use for the mortgage aspect of your conveyancing.
Is it best to choose a Rhiwbina conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can carry out the legal work but they are based 400kilometers drive away.
The benefit of a local Rhiwbina conveyancing practice is that you can attend the office to execute documents, hand in your identification documents and apply pressure on them if necessary. Having local Rhiwbina know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that should surpass using an unfamiliar Rhiwbina conveyancing lawyer solely due to them being based in the area.
What are your top tips when it comes to finding a Rhiwbina conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Rhiwbina conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Rhiwbina conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
Can they put you in touch with clients in Rhiwbina who can give a testimonial? What volume of lease extensions has the firm completed in Rhiwbina in the last 12 months?
Rhiwbina Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
How many of the leaseholders are in arrears for their service charge payments? This information is important as a) areas could result in problems in the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will need to have complete disclosure Make sure you discover if the the lease includes any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Rhiwbina. If you love the apartmentin Rhiwbina however your cat is not allowed to move with you then you will be presented with a difficult determination.