What happens if my solicitor is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Abertillery?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is your number one tip for finding a conveyancing solicitor in Abertillery
It would be unwise to be seduced by the lowest Abertillery conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to lenders such as Leeds Building Society, do Abertillery solicitors face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Last month we had a mortgage agreed in principle with UBS. Abertillery conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS completed the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My partner and I are downsizing from our property in Abertillery and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Abertillery conveyancer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Abertillery. We have lived in Abertillery for 5 years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Can you offer any advice when it comes to choosing a Abertillery conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Abertillery conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Abertillery conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
Can they put you in touch with clients in Abertillery who can give a testimonial?
Abertillery Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
What is the name of the managing agents? How long is the Lease? This question is important as a) areas could result in problems for the block as the common areas may begin to deteriorate if repairs remain unpaid b) if the tenants have a dispute with the managing agents you will want to have all the details
My parents are experiencing difficulties in finding their Abertillery property on the HM Land Registry website. They recall that back in the 70’s when they bought the house there were complications with the post code not being identified on some systems.
The vast majority of residences in Abertillery should be revealed. Have you endevoured to search to just the postcode. Usually it should reveal all the houses and flats within the postcode. Where recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unregistered. The address could still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which could be with your parent’s mortgage company.