My husband and I are buying a 2 bedroom apartment in Aberdare with a mortgage. We wish to retain our Aberdare solicitor, but the bank says he's not on their "panel". It appears that we have no choice but to select one of the lender panel conveyancing practices or continue with our Aberdare lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not insist that the mortgage company use our Aberdare solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Aberdare conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Aberdare last November yet the purchaser is SMS messaging daily to say her solicitor needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer is duty bound to deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Where appropriate, your solicitor must also evidence that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion steps specific conveyancing in Aberdare.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Aberdare?
There are two types of lawyers who can do conveyancing in Aberdare namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. They are both required to handle Aberdare conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly carried out and that the requirements and steps should be suitably attended to.
Is there a list of Aldermore panel solicitors in Aberdare on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings viewable online. If you are looking for a Aberdare solicitor on the Aldermore please make the most of our tool.
I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Aberdare is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the input of my in-laws I had a survey completed on a house in Aberdare before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will refuse to give a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Aberdare. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Aberdare to see if the conveyancing costs will increase in light of this.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £250,000 garden flat in Aberdare in 8 days. The landlords agents has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Aberdare?
Aberdare conveyancing on leasehold maisonettes normally involves fees being levied by managing agents :
Answering pre-contract questions
Where consent is required before sale in Aberdare
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a ground floor flat in Aberdare, conveyancing was carried out in 2007. Can you work out an approximate cost of a lease extension? Similar flats in Aberdare with over 90 years remaining are worth £191,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2072
You have 53 years left to run we estimate the price of your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.