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Find a Ferndale Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Ferndale

We have very assertive vendors who has recommended a exclusivity agreement with a non-refundable deposit of 5k. Are such agreements the norm for Ferndale conveyancing transactions?

Exclusivity contracts are agreements between a home seller and purchaser giving the buyer a ‘clear field’ to the sale of the premises for a certain period of time. Essentially, an exclusivity agreement is a contract specifying that you will have a contract at a later date which is the contract for the actual sale. It tends to be utilised for buyer confidence though in many situations, the vendor may stand to benefit from such agreements as well. There are various positives and negatives to having them but you should to check with your lawyer but note that it may result in costing you extra in conveyancing fees. For these reasons these contracts are rare when it comes to conveyancing in Ferndale.

As someone unfamiliar with the Ferndale conveyancing process what’s the number one tip you can give me concerning the legal transfer of property in Ferndale

Not many law firms or advisers will tell you this but conveyancing in Ferndale and elsewhere in Abercynon is an adversarial process. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the ownership transfer. E.g., the vendor, selling agent and on occasion your lender. Choosing a law firm for your conveyancing in Ferndale an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your legal interests and to protect you.

There is a distinct emergence of a "blame" culture- someone must be blamed for the process taking so long. You your first instinct should be to trust your conveyancer above the other parties when it comes to the legal transfer of property.

My partner and I are close to exchanging contracts on the sale of our house in Ferndale and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Ferndale lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Ferndale. We have lived in Ferndale for six years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

It has been 4 months following my purchase conveyancing in Ferndale concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Ferndale benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent told me not disclose to my conveyancer about this side-deal as it would adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

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