I have given 2 months notice to my current landlord and have to leave my rented flat in Caerphilly by 6/12/2024. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not give notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, contact to your lawyer and request that they chase the other solicitors, try to an acceptable time-line that all parties will look towards

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Caerphilly. My lender is The Mortgage Works

The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/10/2024, the requirements read as follows :

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Caerphilly?

Two types of professional can carry out conveyancing in Caerphilly namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or purchase of property. They are both duty bound to perform Caerphilly conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly administered and that all requirements and steps should be suitably followed.

Completion of my remortgage has taken place for my property in Caerphilly. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Our sealed bid on a house in Caerphilly has been accepted, but there is a chain. The sellers have offered on a property, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a local conveyancing solicitor in Caerphilly. What should be my next step? At what point should I apply for the mortgage with Yorkshire BS?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Caerphilly conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Yorkshire BS conveyancing panel. Regarding the subsequent phase this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. In a hot market some buyers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to proceed with the conveyancing in Caerphilly.

I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Caerphilly for a purchase of a leasehold flat 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caerphilly conveyancing specialists.

I am buying a new build flat in Caerphilly. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Caerphilly

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.