We are due to move property in June. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Cefn Mawr. Conveyancing lawyer was found before I stumbled across your site.
On the day of completion you will need to pick up the keys from your selling agent however this can only happen when the sellers solicitors advise the agent that they have the completion monies and the keys can be collected. You should inform the removal men that they can start moving you in. We do not recommend a specific removal company but can assist you in finding a residential property solicitor in Cefn Mawr or a lawyer with expertise in conveyancing in Cefn Mawr.
The mortgage over my property is with Co-operative for my property in Cefn Mawr. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
Your original mortgage agreement with Co-operative will provide that you need their approval before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
The formalities of my remortgage has taken place for my property in Cefn Mawr. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I require quick conveyancing in Cefn Mawr as I am under a deadline to sign on the dotted line in less than 2 weeks. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Cefn Mawr the following are instances of what can crop up and therefore affect market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I used Action Conveyancing several years ago for my conveyancing in Cefn Mawr. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cefn Mawr of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Cefn Mawr with a mortgage from National Westminster Bank. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the deal as it could impact my loan with the bank. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 affect my business property in Cefn Mawr and how can your lawyers assist?
The particular law that you refer to provides protection to commercial tenants, giving them the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Cefn Mawr