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Find a Cwmcarn Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cwmcarn? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cwmcarn transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Cwmcarn

My husband and I changing mortgage lender for our maisonette in Cwmcarn with Kent Reliance. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Kent Reliance conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Kent Reliance conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

My home in Cwmcarn is up for sale and I have accepted an offer. Will my conveyancer have to be on the Nationwide conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

is it true that all Cwmcarn solicitor firms on the RBS conveyancing panel are governed by the SRA?

As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.

We previously selected solicitors based in Cwmcarn on the Leeds Building Society solicitor panel. They have just invoiced me an additional sum for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Cwmcarn conveyancer. Plenty of firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cwmcarn solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cwmcarn surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Should our solicitor be asking questions concerning flooding during the conveyancing in Cwmcarn.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Cwmcarn. Plenty of people will acquire a house in Cwmcarn, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Cwmcarn. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine whether the property has ever been flooded. If the property has been flooded in past and is not notified by the seller, then a purchaser could issue a legal claim for losses stemming from an inaccurate reply. The buyer’s lawyers may also commission an environmental search. This will reveal if there is a recorded flood risk. If so, further investigations should be made.

Is there anything unique about your site and other web based conveyancing brokers when it comes to conveyancing in Cwmcarn?

At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Cwmcarn. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the highest kickback, as opposed to the best value conveyancing in Cwmcarn

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