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Find a Aberbargoed Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Aberbargoed? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Aberbargoed transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Aberbargoed

My husband and I are nearing an exchange on a flat in Aberbargoed and my parents have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my solicitor needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?

Your conveyancing practitioner is duty bound to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

My flat in Aberbargoed is up for sale and I have a buyer. Will the conveyancer need to be required to be on the Clydesdale conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I am currently in the process of buying my council flat in Aberbargoed. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being a right pain. The Aberbargoed solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our sealed bid on a semi in Aberbargoed has been accepted, the vendors do however have a connected purchase. The vendors have offered on somewhere, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Aberbargoed. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Aberbargoed conveyancing search charges, etc). First, you should check that your property lawyer is on the Coventry BS conveyancing panel. As to the subsequent stages this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a buoyant market many purchasers will apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Aberbargoed.

four months have elapsed since my purchase conveyancing in Aberbargoed completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Aberbargoed is the location of the property. Can you offer any opinion?

Flying freeholds in Aberbargoed are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberbargoed you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberbargoed may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

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Find out more about how flying freehold can affect your the value of a property.