My wife and I are about to complete buying a property in St Fagans but as a result of damage from the recent storms I have was able negotiate compensation from the owner in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of amending the contract however Bank of Ireland will not agree to this. Should they have been informed?
Any property lawyer being on the Bank of Ireland approved list is duty bound to advise Bank of Ireland of any amendments to the sale price. If you prohibit your solicitor to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in St Fagans.
Are the St Fagans conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
St Fagans conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
is it true that all St Fagans solicitor practices on the Aldermore conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any St Fagans solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint St Fagans solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The St Fagans solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 have todaybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in St Fagans for a purchase of a freehold house 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to see if the property is registered to you, 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 St Fagans conveyancing specialists.
I am looking for a conveyancing practitioner in St Fagans for my home move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
One may read documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.