Can the conveyancing solicitors that you recommend carry out conveyancing in Ferndale by way of an attended exchange?

There are a few conveyancing experts carrying out attended exchanges. You should e-mail us to obtain a costs illustration and details as to dates.

I'm the single beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Ferndale. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in March. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

I have a mortgage with Clydesdale for my property in Ferndale. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?

Your original mortgage agreement with Clydesdale will provide that you need their approval before letting out your property as this is likely to be a breach of Clydesdale’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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.

After much negotiation I have agreed a price on an apartment in Ferndale. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £200. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Action Conveyancing several years ago for my conveyancing in Ferndale. I now require my file but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Ferndale of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Ferndale with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about this extras as it will jeopardize my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am selling my property. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Ferndale if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Ferndale. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.