I am planning to acquire a flat and need a conveyancing solicitor in Llantrisant who is on the Godiva Mortgages Ltd solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Llantrisant. We dont recommend any particular firm.
When it comes to mortgage companies such as Bank of Ireland, do Llantrisant conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We previously appointed conveyancing lawyers based in Llantrisant on the Leeds Building Society solicitor approved list. They have just invoiced me an additional fee for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not dictated by Leeds Building Society but by your Llantrisant solicitor. Numerous firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being difficult. The Llantrisant solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
We are selling our house in Llantrisant and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Llantrisant. Having lived in Llantrisant for many years we know of no issue. Should we contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have todayfound out that Wolstenholmes have closed. They conducted my conveyancing in Llantrisant for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llantrisant conveyancing specialists.
Am I best advised to instruct a Llantrisant conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can carry out the legal work however her office is 200miles away.
The primary upside of using a local Llantrisant conveyancing practice is that you can pop in to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Llantrisant know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that must outweigh using an unfamiliar Llantrisant conveyancing lawyer just because they are based in the area.