My fiance and I are intent on purchasing property in Tongwynlais. My lawyer is not on the lender conveyancing list. Can I still retain my Tongwynlais conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
Your options include
- Complete the deal with your preferred Tongwynlais solicitor but your lender will undoubtedly use a property lawyer on their approved panel. The net result is additional cost and potential interruption.
- Get a new solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your property lawyer to do everything within their powers to join the mortgage company panel of solicitors
Can the conveyancing practitioners identified via your search tool carry out auction conveyancing in Tongwynlais?
There are a number of niche solicitors we can put you in touch with those specialising in auction conveyancing. Tongwynlais is just one of hundreds of areas of in which our lawyers have offices.
When will exchange of contracts take place for residential conveyancing in Tongwynlais and do I need to be at the solicitors branch?
If you are local to our conveyancing solicitors in Tongwynlais you are welcome to attend to sign contracts. However, the law practices we work with provide a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you electronically. The executing of the sale agreement is not the critical part. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tongwynlais)to be in the office available at the end of the phone to exchange contracts.
Have completed on a a terraced house in Tongwynlais , how long will it take for the Land Registry to record my title? My Tongwynlais conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.
As far as conveyancing in Tongwynlais registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration is effected once the new owner is living at the property therefore post completion formalities is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
How does conveyancing in Tongwynlais differ for new build properties?
Most buyers of new build property in Tongwynlais contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Tongwynlais typically buy the real estate, 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 conveyancers 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 Tongwynlais or who has acted in the same development.
My husband and I are acquiring a ground floor flat in Tongwynlais. At the point of instructing our property lawyer, they told us that they were on all major UK bank panels. The mortgage broker called yesterday to advise that they don't seem to be on the Bank of Ireland approved list. Should that be true, what should we do? Do we just choose a new property lawyer that is on their panel or should we cover the costs for separate representation, with Bank of Ireland selecting their own approved conveyancer.
Where you are purchasing a property needing a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some building societies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Bank of Ireland to discover 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 don't have to instruct a firm on Bank of Ireland's conveyancing panel and you may continue to use your own Tongwynlais solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.