We hope to to buy with Earl Shilton BS. We have called around locally yet am struggling to find a Tongwynlais conveyancing firm on the Earl Shilton BS approved list. Could you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Pick the building society and type Tongwynlais or your preferred area and you will discover a number of lawyer located in Tongwynlais or near you.
How can we tell if a Tongwynlais conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Tongwynlais getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I currently have a mortgage with Principality for my property in Tongwynlais. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Tongwynlais bank branch on various occasions and was told they are content with the situation and they would lend. My Tongwynlais conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I simply don't know who is right.
Provided that the lawyer is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.
Should my conveyancer be making enquiries regarding flooding during the conveyancing in Tongwynlais.
Flooding is a growing risk for solicitors conducting conveyancing in Tongwynlais. Plenty of people will acquire a house in Tongwynlais, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Tongwynlais. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer may bring a compensation claim as a result of such an misleading response. The buyer’s conveyancers may also conduct an enviro report. This will indicate if there is a recorded flood risk. If so, additional investigations should be made.
Due to the guidance of my in-laws I had a survey completed on a house in Tongwynlais before retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks will not issue a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tongwynlais. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tongwynlais to see if the conveyancing costs will increase in light of this.
What can I do where I am dissatisfied with the solicitor who handled our conveyancing in Tongwynlais?
We live in an imperfect world, and unfortunately sometimes things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Tongwynlais. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.