My Taffs Well lawyer has uncovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We note that you have a post code search directory identifying solicitors on the Principality conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Taffs Well?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Taffs Well.
Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Taffs Well so that I can attend their offices when needed.
As opposed to ten years ago, the vast majority lenders no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to choosing a local ayer, in your case a conveyancing solicitor in Taffs Well.
Can you point me to a directory of Aldermore panel conveyancers in Taffs Well on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. Where you are seeking to appoint a Taffs Well property lawyer on the Aldermore please make the most of our facility.
Intending to buy a flat in Taffs Well. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Taffs Well conveyancing practitioner is on the Nottingham conveyancing panel.
My sealed bid on a house in Taffs Well has been accepted, the vendors do nevertheless have a dependent purchase. The owners have offered on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Taffs Well. What do I do now? When do I get the mortgage application with Skipton going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Taffs Well conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Skipton conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a rising market some purchasers will apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with searches.
I used Stirling Law several years past for my conveyancing in Taffs Well. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Taffs Well of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.