Are you able to vouch for a Santander sanctioned Abercynon conveyancing lawyer that can complete within a very limited time frame? Am I best advised to unstruct a local Abercynon firm or a factory type comparison site?
We can recommend some very good Abercynon conveyancing firms. Another option is to visit the main road in Abercynon. Visit some well established firms and request to see a conveyancing solicitor for a costs illustration. Explain your requirements together with your reasons and get an assurance on your deadline. Select the one that genuine.
I'm the only beneficiary of my late father’s will and I have everything in my name now, including the my former home in Abercynon. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation primarily exists to capture subsales or the wholesaling and assigning of property.
I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Abercynon solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
My offer was accepted on a property in Abercynon on 12/8/2020, valuation was booked 2 days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some fast conveyancing in Abercynon as I am under an ultimatum to sign on the dotted line inside 4 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at liberty not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Abercynon the following are instances of what can show up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
three months have elapsed since my purchase conveyancing in Abercynon took place. I have checked the Land Registry website which shows that I paid £175,000 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 asset 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 happen to be an executor of my recently deceased mum’s Will, with a bungalow in Abercynon which will be marketed. The house has never been registered at HMLR and I'm advised that some purchasers will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.