Can you help? My Glynneath solicitor is informing me me that he has toapply for Glynneath conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. Do I not have any options here?
You have limited options available to you. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Glynneath conveyancing searches.
How up to date is your search tool for Glynneath conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Glynneath conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
My wife and I have a 4 bedroom Georgian property in Glynneath. Conveyancing practitioner represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Glynneath and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
Do I need to be wary that 3rd parties that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Glynneath conveyancing practice?
As is the case with many service providers, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and banks may put forward solicitors to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You are at liberty to choose your preferred lawyer. However, bear in mind that most lenders have an approved list of solicitors you are obliged to use for the lender related work in your conveyancing.
We expect to complete the disposal of our £375,000 garden flat in Glynneath next Tuesday. The managing agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Glynneath?
For the majority of leasehold sales in Glynneath conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering conveyancing due diligence enquiries
Where consent is required before sale in Glynneath
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Glynneath - Examples of Queries before Purchasing
How many of the leaseholders are in arrears for their maintenance charge payments? Is anyone aware of any major works in the planning that will increase the service charges? How long is the Lease?