Is the fact that my conveyancer in Abercynon is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Abercynon conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My wife and I are purchasing a newly built flat in Abercynon and my lawyer is telling me that she is duty bound to the lender to disclose incentives from the seller. I am under pressure to exchange contracts and I have no desire to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are purchasing a victorian detached house in Abercynon. We would like to convert the garage to an office at the property.Will the conveyancing process include enquiries to ascertain if these works are allowed?
Your property lawyer should check the registered title as conveyancing in Abercynon will occasionally reveal restrictions in the title documents which prevent certain changes or need the consent of another owner. Certain additions call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Abercynon. The Abercynon property was put into my name in July. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ 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 caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
We are getting a further advance on our mortgage from Coventry BS as we want to carry out improvements to our property in Abercynon. Are we obliged to choose a high street Abercynon solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS don't usually appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
I require fast conveyancing in Abercynon as I am faced with a deadline to complete in less than one month. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Abercynon the following are instances of what can show up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I have just started marketing my garden flat in Abercynon. Conveyancing has not commenced, but I have recently had a half-yearly service charge invoice – Do I pay up?
The sensible thing to do is clear the invoice as normal as all rents and service invoices will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Abercynon - Sample of Questions you should consider before Purchasing
How is the lease structured? What is the yearly maintenance fee and ground rent?