My bank has suggested solicitors on their panel based in Llandaff but I would rather instruct a conveyancing lawyer in Llandaff or nearer to where I live. Can you help?
It is by no means the case that all Llandaff conveyancing practices are listed all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to locate a Llandaff conveyancing conveyancer on the on the mortgage company panel.
We are purchasing a end of terrace house in Llandaff. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your property lawyer should review the registered title as conveyancing in Llandaff can sometimes reveal restrictions in the title deeds which restrict categories of changes or require the permission of another owner. Certain works need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We had instructed conveyancers located in Llandaff on the Aldermore solicitor approved list. They are now charging me a further fee for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. This charge is not set by Aldermore but by your Llandaff lawyer. Some firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
The formalities of my remortgage has taken place for my property in Llandaff. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Are there restrictive covenants that are commonly identified during conveyancing in Llandaff?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llandaff. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the input of my in-laws I had a survey completed on a house in Llandaff prior to retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks may not issue a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandaff. Conveyancing may be slightly more expensive based on your lender's requirements.
How straightforward is it to use your search facility to choose a conveyancing solicitor in Llandaff on the panel for my mortgage?
First select a lender such as Birmingham Midshires, Skipton Building Society or Barclays Direct then specify your location such as Llandaff. Conveyancing firms in Llandaff and across England and Wales will then be identified.