We were about to choose a conveyancing solicitor in Tal y bont endorsed using your search tool but have come across alternative costs illustrations on the internet appear less expensive – why is this?
You can find hundreds of solicitors advertising theoretically looks to be very low prices. Our recommendation is to think twice as to how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Some embed fees well inside the terms of engagement. The law firms that we put forward for conveyancing in Tal y bont neverdo this.
Our solicitor has identified a a legal deficiency with the lease for the apartment we are buying in Tal y bont. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender provisions have to be complied with.
We are buying a property in Tal y bont. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I recently had an offer accepted on an apartment in Tal y bont. My financial adviser suggested a conveyancer. I paid an advanced payment of £200. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tal y bont solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tal y bont postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Tal y bont.
What will a local search reveal concerning the house we're purchasing in Tal y bont?
Tal y bont conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Tal y bont conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am looking for a conveyancing practitioner in Tal y bont for my purchase. Is it possible to review a firm’s complaints history with the profession’s regulator?
You can read published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.