Recently been in touch with my conveyancing lawyer in Roath who acted for me 18 months ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold property) of almost identical values with a loan from Yorkshire Building Society. It looks as though am now being quoted twice the amount. Stick with what I know or should I try and find an alternative firm of conveyancing solicitor?
The costs illustration is fractionally on the steep side. If you are prepared to spend time contrasting prices you may be able to shave off some of the cost by as much as a hundred pounds. On the other hand, providing that you were satisfied with the conveyancing the firm provided you couldlive to regret opting for an an unknown conveyancer. If is important to enquire that the firm can act for Yorkshire Building Society. You can utilise our search tool to select a Roath conveyancing firm on the Yorkshire Building Society approved list of lawyers, which can often include conveyancing solicitors in Roath.
We see that you have a post code search directory identifying law firms on the Aldermore conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Roath?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Roath.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Roath. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Given you intend to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
Can you point me to a directory of Skipton panel solicitors in Roath on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public online. If you are looking for a Roath solicitor on the Skipton please make the most of our facility.
We are getting a further advance on our home loan from HSBC as we intend to carry out improvements to our home in Roath. Are we obliged to choose a nearby Roath solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
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 Roath bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Roath conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. I simply don't know who is right.
Provided that the lawyer is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are 18 days into a residential purchase having been directed to a firm by the selling agent to perform conveyancing in Roath. I am am very dissatisfied with the level of service. Can you you assist me in finding new solicitors?
A solicitor would need to be very bad to suggest diss instructing them. Has the mortgage been generated? In the event that it has you will need to inform them of the new contact details and have the offer are re-issued. Your conveyancer should be on the lenders panel to avoid supplemental costs and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a lender approved solicitor for your conveyancing in Roath
At what point do I incur stamp duty payable for my Roath flat purchase?
The majority of solicitors tend to fill out a Land Transaction Return Form for you during your Roath conveyancing transaction for you to sign. On completion your solicitor will submit your STL Return Form to the Inland Revenue and - assuming they have the funds - settle any Stamp Duty payable on your behalf.