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Find a Rumney Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Rumney? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Rumney conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Rumney

My partner and I swapping mortgage lender for our maisonette in Rumney with Clydesdale. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

We wanted to use a property lawyer in Rumney for our house purchase. Our broker informed us that our bank Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Banks normally restrict either the type or the number of conveyancing firms on their panel. A common example of such criteria being that a law practice must have two or more partners. In addition to restricting the type of firm, some have reduced the amount of solicitor practices they use to act for them. Be aware that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are differing opinions regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Rumney only perform very few conveyances per annum.

Have completed on a a terraced house in Rumney , What is the estimated time for the Land Registry to register my ownership? My Rumney conveyancing solicitor works at snail pace, so I want to check the land registry aspects are concluded.

There is nothing unique when it comes to conveyancing in Rumney registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. As of today in the region of three quarters of such applications are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the buyer is living at the premises therefore an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Rumney is where the house is located. What do you suggest?

Flying freeholds in Rumney are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rumney you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rumney may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have read on numerous consumer advice websites that when selecting a conveyancing lawyer they need approved by your mortgage company. This is my first home move but I have an offer in principle via Santander and I already have a family conveyancing lawyer in Rumney lined up. Can Birmingham Midhshires insist on an approved lawyer to be instructed? Does a directory of panel firms even exist so I can pick a conveyancing solicitor in Rumney?

You should instruct a solicitor that is on the Birmingham Midhshires panel. Just call your preferred Rumney conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of alternatives open to you here:

  • Carry on with your existing Rumney conveyancer but Birmingham Midhshires will undoubtedly instruct a conveyancing practitioner from their approved list. The net result is additional charges and likely frustration.
  • Choose a new conveyancing practitioner to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
  • Convince your conveyancer to pull out all the stops to join the Birmingham Midhshires conveyancing panel.

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Find out more about how flying freehold can affect your the value of a property.