I have given 8 weeks notice to my current landlord and have to be out of my let out flat in Treuddyn by 8/1/2024. Conveyancing on my purchase is progressing. Is it possible to complete in three weeks as don't want to have to find temporary accommodation?
The normal practice is not to give notice on a rental unless you have exchanged. Assuming that you have not previously done so, contact to your conveyancer and urge them to they cajole the owners lawyers, try to get a realistic time scale from them that everyone will look to achieve
This question may be naive but I am new to the home buying as a first time purchaser of a two bedroom flat in Treuddyn. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Treuddyn?
On the day of completion you do not need to go to the conveyancers office in Treuddyn. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be able to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it the case that all Treuddyn solicitor practices on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
Completion of my purchase has taken place for my property in Treuddyn. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
A colleague advised me that if I am buying in Treuddyn I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Treuddyn conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Treuddyn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Treuddyn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Treuddyn Education with plans and statistics, Local Amenities and other useful information concerning Treuddyn.
I have been advised by two or three local property agents in Treuddyn to get a quote from a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers over and above another?
We refuse to make any referral fee for sending work our way. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My brother has recommend that I appoint his lawyers for conveyancing in Treuddyn. Should I choose my own conveyancer?
Much as we are happy to recommend a Treuddyn conveyancing lawyer it’s preferable to select a conveyancing practitioner is to get recommendations from friends or family who have previously instructed the solicitor you're are thinking of instructing.
Me and my partner have recently had an offer agreed on a apartment and had an appointment on Wednesday with Leeds Building Society for the mortgage. They warned me that when it comes to appointing a solicitor that if they are not on their approved panel of property lawyers then we will incur a further charge of about two hundred pounds. This is is due to the fact that they would then have to instruct a conveyancer to act for them in addition to the one we choose to act on our behalf and we assume responsibility for their costs. I have asked Leeds Building Society to furnish me with a list so I can obtain quotes only from their approved lawyers but was told that I need to check with each individual conveyancer to see if they are on the panel. What would be the best way of going about this?
You can enquire of Leeds Building Society what their criteria for joining their panel is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society historically. Where the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to utilise our search tool and we may be able to locate a property lawyer in Treuddyn on the approved list for Leeds Building Society.