Why is leasehold purchase conveyancing in Baglan is more expensive?
In short, leasehold conveyancing in Baglan and elsewhere usually involve additional hours of investigation compared to freehold conveyancing. This includes lease investigation, communicating with the landlord concerning serving appropriate notices, securing current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
My husband and I are buying a 1 bedroom apartment in Baglan with a loan from TSB.We would like to retain our Baglan conveyancing practitioner but TSB advised that his firm is not listed on their "panel". we are left little option but to use a TSB panel lawyer or keep our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, one of which will be that conveyancers needs to be on the TSB approved list. Until recently, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for TSB
I am assisting my niece sell her property in Baglan. Does the conveyancer arrange the energy assessment or it is for the seller to see to?
Following the demise of Home Packs, EPC’s was retained a required component of selling a property. An energy performance certificate needs to be to hand prior to the property being placed on the market. It is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a Baglan conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with long established local assessors
is it true that all Baglan conveyancing solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Baglan lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
We're FTB’s - had an offer accepted, yet the estate agent has warned us that the seller will only issue a contract if we use the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Baglan
We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', alienating a motivated purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your preferred Baglan conveyancing solicitors - rather thanthose that will give their estate agent a introducer fee or achieve conveyancing thresholds set by HQ.
I need to switch lawyers as my Baglan lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet instructed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Baglan that you're thinking of instructing.