Me and my fiance are hoping to acquire a 2 bedroom apartment in Llandaff with a mortgage. We have a Llandaff lawyer, but the mortgage company says he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel firms or continue with our Llandaff conveyancer and pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to require that the mortgage company use our Llandaff lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Llandaff conveyancing solicitor to apply to be on the conveyancing panel.
Do all mortgage companies provide you with an approved list of Llandaff conveyancing solicitors? How do you know who is on the Aldermore conveyancing panel?
Llandaff conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
What tools are available to locate a Llandaff law firm on the Chelsea Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the lawyer.
Feel free to make use of the facility on this website. Please choose the bank and your location and you will see a number of Llandaff conveyancing lawyers locally. We have listed some Llandaff conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Chelsea Building Society member panel
My uncle has suggested that I use his conveyancers in Llandaff. Do I take his advice?
There are no two ways about it the ideal way to select a conveyancing solicitor is to have recommendations from friends or relatives who have experience in using the conveyancer that you are considering.
I have just appointed agents to market my ground floor apartment in Llandaff. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly maintenance charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as normal because all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a split level flat in Llandaff, conveyancing was carried out in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Llandaff with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2079
With 54 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.