Can your site be used to locate a Conveyancing solicitor in Rhoose even if I’m not buying or disposing of a house, for instance where I intend to buy an office in Rhoose with a loan from Platform Home Loans Ltd?
The service is primarily there to find domestic conveyancing solicitors in Rhoose but we have recorded towards the bottom of this page a few Rhoose commercial conveyancing firms. You should speak with the solicitors directly to see if they can also act for Platform Home Loans Ltd
Please explain the implications if my solicitor is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Rhoose?
The first thing to point out is that, this is very unlikely to happen. 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 at a cost.
I have decided to exercise my right to buy my property in Rhoose off the council. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Completion of my remortgage has taken place for my property in Rhoose. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Rhoose bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Rhoose conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Me and my brother purchased a terraced Georgian property in Rhoose. Conveyancing practitioner represented me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Lloyds TSB Bank to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhoose and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who conducted the purchase.
Why is New Build conveyancing in Rhoose more costly?
Conveyancing in Rhoose for recently converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual considerations.