I am obtaining a mortgage offer from Santander. I would like to instruct a Licensed Conveyancer in Ystradgynlais. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We note that you have a search directory identifying firms on the Aldermore conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Ystradgynlais?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ystradgynlais.
It has been three months following my purchase conveyancing in Ystradgynlais completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Ystradgynlais differ for newly converted properties?
Most buyers of new build property in Ystradgynlais approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Ystradgynlais usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ystradgynlais or who has acted in the same development.
At what stage do I incur the Stamp Duty Land Tax chargeable for my conveyancing in Ystradgynlais?
Your conveyancer should complete a Land Transaction Return Form for you as part of your Ystradgynlais conveyancing transaction for signature. After completion your property lawyer will submit the Land Transaction application to the Tax Authorities and - as long as they have the money - discharge any tax bill payable for you.