It is a dozen years since I purchased my home in Caerwent. Conveyancing lawyers have recently been retained on the sale but I am unable to find the deeds. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Caerwent involves registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
I am buying a garden flat in Caerwent. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Caerwent you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Caerwent.
Forgive me if this question is silly but I am new to the house moving as FTB of a two bedroom flat in Caerwent. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Caerwent?
On the day of completion you will not be required to attend the conveyancers office in Caerwent. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be able to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it correct that all Caerwent CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We had chosen solicitors with offices in Caerwent on the Clydesdale solicitor approved list. They have just invoiced me a further charge for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not dictated by Clydesdale but by your Caerwent lawyer. Some firms on the Clydesdale panel will levy an ‘acting for lender’ fee and others do not.
Due to the encouragement of my in-laws I had a survey completed on a house in Caerwent prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will not issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you e-mail 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 Caerwent. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to be suspicious by third parties that I am dealing with are recommending a factory type conveyancing firm rather than a local Caerwent conveyancing firm?
As is the case with many professional services, often input from family and friends can be most helpful. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest conveyancers to instruct. Sometimes these lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the recommendation. You are free to select your own conveyancer. However, bear in mind that many mortgage providers have an approved list of conveyancers you have to use for the mortgage aspect of your house move.