Please help. My Tal y bont conveyancer is advising me that she is duty bound toconduct Tal y bont conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Do I not have any say here?

You have limited options available to you. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Tal y bont conveyancing searches.

What does my ID and proof of funds have anything to do with my conveyancing in Tal y bont? What am I being asked for?

To satisfy the Money Laundering Regulations any Tal y bont conveyancing firm will require proof of identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, property lawyers are obliged by law to ascertain not only the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to notify the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

If you had a top tip for choosing a conveyancing solicitor in Tal y bont what would it be?

Do not opt for the lowest Tal y bont conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We previously appointed conveyancers with offices in Tal y bont on the Virgin Money solicitor approved list. They have just invoiced me a supplemental fee for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by Virgin Money but by your Tal y bont solicitor. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

At last I have had an offer on a maisonette in Tal y bont accepted, the owners do nevertheless have a dependent purchase. The owners have put an offer on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Tal y bont. What do I do now? When should I get the mortgage application with Bank of Ireland going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Tal y bont conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Bank of Ireland approved list. Concerning the subsequent stages this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Tal y bont.

I am looking for a conveyancing solicitor in Tal y bont for my remortgage. Is there any facility to review a firm’s complaints history with the profession’s regulator?

Anyone may read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.

Last August I purchased a leasehold house in Tal y bont. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Tal y bont Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

It is important to be aware whether window replacement or some other significant cost is coming up that will be shared between the tenants and will materially impact the level of the service fees or result in a specific payment. Be sure to investigate if there are any onerous prohibitions in the lease. For instance it is very common in Tal y bont leases that pets are not permitted in in a block in Tal y bont. If you like the flatin Tal y bont yet your cat can’t move with you then you will be presented with a difficult compromise. For many Tal y bont leaseholds the cost for major works are not included within service charges, although some managing agents in Tal y bont ask tenants to pay into a sinking fund created for the specific intention of building a fund for larger repairs or maintenance.