At what point can the exchange of contracts take place for purchase conveyancing in Abercarn and do I need to attend the solicitors branch?
Where you are in close proximity to one of the conveyancing solicitors in Abercarn you are invited in to sign documents. That being said, the lender approved solicitors we recommend supply a national conveyancing service and provide as equally detailed and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not the point of no return. Signing on the dotted line simply enables the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Abercarn)to be in the office at the appropriate time.
I am selling my house in Abercarn. Does the property lawyer have to be required to be on the Barclays conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Barclays 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 specifications fairly frequently in recent years.
My wife and I buying a 4 bedroom semi-detached house in Abercarn. We would like to carry out a loft conversion at the house.Will legal due diligence on the property include investigations to see if these alterations are permitted?
Your property lawyer will review the registered title as conveyancing in Abercarn can sometimes identify restrictions in the title deeds which restrict certain changes or require the consent of another owner. Some additions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
We had instructed solicitors based in Abercarn on the Santander solicitor approved list. They have just billed me an additional amount for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not dictated by Santander but by your Abercarn lawyer. Some firms on the Santander panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Abercarn solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
It has been 3 months since my purchase conveyancing in Abercarn concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.
I'm converting the mortgage on my existing home to a buy to let mortgage with Accord Mortgages Ltd and I will use the rest of the raised equity as a deposit on another property. The location we are interested in is Abercarn. Will your lawyers be able to act for both sets of banks and link together the conveyances?
Do use our comparison tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and communicate your expectations and needs.