My IFA has asked me for my Cyncoed law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Cyncoed office but they have not responded to me.
Have you tried contacting your Cyncoed conveyancing practitioner about this?. They keep a central record lender panel numbers.
Are you able to recommend a Barclays approved Cyncoed conveyancing lawyer that can complete within less than a month? Would it be better to use a high street Cyncoed solicitor or an online firm?
We can recommend some very good Cyncoed conveyancing firms. You can also walk up the high street in Cyncoed. Approach a couple of firms and ask to see a conveyancing solicitor for a quote. Discuss your deadline together with your reasons and ask for a commitment on your deadline. Choose the lawyer that genuine.
When it comes to mortgage companies such as Leeds Building Society, do Cyncoed conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Cyncoed solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Cyncoed is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various web forums that I have visited warn that are a common cause of obstruction in Cyncoed house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Cyncoed.
Due to the encouragement of my in-laws I had a survey completed on a house in Cyncoed prior to retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some lenders will not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cyncoed. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cyncoed to see if the conveyancing costs will increase in light of this.