Am I correct in assuming that the fact that my conveyancer in Abertillery is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a 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 Abertillery conveyancing practice and enquire why they are no longer on the approved list for your bank.
It is 10 years ago since I purchased my house in Abertillery. Conveyancing lawyers have just been retained on the sale but I am unable to locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with the mortgage company or they may be archived with the conveyancers who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Abertillery relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Abertillery? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Abertillery?
Unless a previous acquisition of the house took place post 12 October 2013 you may assume that solicitors delivering conveyancing in Abertillery to continue to advocate a chancel search and or insurance against a claim.
I am buying my first flat in Abertillery with a mortgage from Godiva Mortgages Ltd. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about the side-deal as it may jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Abertillery is the location of the property. Can you shed any light on this issue?
Flying freeholds in Abertillery are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Abertillery you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abertillery may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.