What happens if my solicitor is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in Tongwynlais?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Tongwynlais? or I am told that there is historic law that means some house owners living in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Tongwynlais?
Unless a prior acquisition of the premises completed after 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Tongwynlais to remain recommending a chancel search and or chancel repair liability policy.
It has been five months since my purchase conveyancing in Tongwynlais completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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 a sole trader intending to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for non-domestic conveyancing in Tongwynlais for under 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Tongwynlais, including the disposal and acquisition of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the charges these will vary based on the structure and nuances of the deal. Let us have your contact information or email so as to enable us to provide you with comprehensive commercial conveyancing calculation.
We're new to the buying process - had an offer accepted, yet the agent told us that the seller will only go ahead if we use the agent's chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Tongwynlais
We suspect that the owner is unaware of this demand. Should the owner want ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your preferred Tongwynlais conveyancing firm - not the ones that will give their negotiator at the agency a commission or meet his conveyancing targets demanded by head office.