My partner and I are acquiring a brand new duplex in Abercarn and my conveyancer is informing me that she is duty bound to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I don't want to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is a dozen years since I bought my home in Abercarn. Conveyancing solicitors have just been appointed on the sale but I can't track down my title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by your mortgage company or they could stored with the conveyancers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Abercarn involves registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
We are purchasing a apartment in Abercarn. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
The formalities of my remortgage has taken place for my property in Abercarn. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After months of negotiation I have agreed a price on a house in Abercarn. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the HSBC 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 HSBC 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 am looking for a ground for flat up to £305k and found one close by in Abercarn I like with open areas and transport links nearby, the downside is that it only has 52 years on the lease. There is not much else in Abercarn in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Do online conveyancing organisations do everything a local Abercarn solicitor does or must I retain a solicitor for the final stages for my conveyancing in Abercarn?
If you use an online conveyancer they will undertake all the tasks your Abercarn conveyancer will cover.