Are the BSA planning on creating a search tool with a view to list law firms on the conveyancing panel for instance in Pentwyn?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
When it comes to mortgage companies such as , do Pentwyn face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
After months of negotiation I have agreed a price on an apartment in Pentwyn. My financial adviser pressured me to appoint their . I paid an on account payment of £150. A few days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being a right pain. The Pentwyn solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been five months following my purchase conveyancing in Pentwyn took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 property 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.
I am looking for a ground for flat up to £195,000 and found one near me in Pentwyn I like with open areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Pentwyn suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Should I be concerned by brokers that I am dealing with are recommending an online conveyancing firm rather than a local Pentwyn conveyancing firm?
As with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest solicitors to instruct. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the discretion to choose your preferred conveyancer. Don't forget that most mortgage providers have an approved list of conveyancers you must use for the lender aspect of your transaction.