I decided to go with a Mountain Ash based firm for my conveyancing in Mountain Ash last week. Upon checking the Ts and Cs I notewe are on the hook for fees even if the sale aborts. Should I go with them or use a web based conveyancing brokerage who offer no move no charge conveyancing in Mountain Ash?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to offset those cases that abort. Do bear in mind that such arrangements rarely protect you from expenses for example Mountain Ash conveyancing search expenses.
How up to date is your search tool for Mountain Ash conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
Mountain Ash conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
we are a couple who wish to acquire a purpose built flat in Mountain Ash with a loan from Clydesdale.We use our Mountain Ash conveyancing lawyer but Clydesdale informed us her practice is not on their "panel". It seems we have little choice but to instruct a Clydesdale panel firm or keep our local solicitor and pay for a Clydesdale panel lawyer to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
Unfortunately,no. The home loan offered to you contains various provisions, one of which will be that conveyancers must be on the Clydesdale conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale
A colleague pointed out to me me that in buying a property in Mountain Ash there may be various restrictions preventing external changes to a property. Is this right?
There are a number of properties in Mountain Ash which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Mountain Ash should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on a house in Mountain Ash. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner contacted me to say that they were not on the Bank of Ireland 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 Bank of Ireland 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.
Barclays have agreed my home loan in principle, my bid on a house in Mountain Ash has been accepted, what happens next?
The estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Contact Barclays or the broker and finish off any outstanding paperwork. Barclays will sellect a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Barclays will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Mountain Ash.
Me and my brother purchased a terraced Edwardian property in Mountain Ash. Conveyancing practitioner represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mountain Ash and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the purchase.