My husband and I are planning to acquire a house in St Fagans and are in fact using a St Fagans conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Yorkshire Building Society have this evening contacted us to inform me that they have now hit a problem as our St Fagans conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred St Fagans lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
A relative advised me that if I am buying in St Fagans I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your St Fagans conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about St Fagans around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the St Fagans Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, St Fagans Education with maps and statistics, Local Amenities and other useful data about St Fagans.
It has been 3 months following my purchase conveyancing in St Fagans completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in St Fagans differ for new build properties?
Most buyers of new build premises in St Fagans approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in St Fagans tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Fagans or who has acted in the same development.
How do I search for a St Fagans solicitor on the Coventry Building Society conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of St Fagans conveyancing lawyers locally. We have listed some St Fagans conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Coventry Building Society member panel
My husband and I are first time buyers - agreed a price, but the property agent has warned us that the seller will only issue a contract if we instruct the agent's chosen lawyers as they need a ‘quick sale’. We would rather use a high street conveyancer who is familiar with conveyancing in St Fagans
It is improbable the vendors are behind this. Should the owner want ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your preferred St Fagans conveyancing lawyers - not the ones that will give their estate agent a kickback or achieve conveyancing targets demanded by HQ.