My fiance and I are looking to acquire a house in Hengoed and have instructed a Hengoed conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Hengoed solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Hengoed solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
At what point can the exchange of contracts take place for domestic conveyancing in Hengoed and do I need to attend the lawyers branch?
Where you are near to one of the conveyancing solicitors in Hengoed you are welcome to come in to sign the paperwork. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hengoed)to be in the office available at the end of the phone to exchange contracts.
I am purchasing a property and the solicitor has mentioned Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in Hengoed
Unless a prior acquisition of the property completed post 12 October 2013 you may take it that solicitors conducting conveyancing in Hengoed to remain encouraging a chancel search and or insurance against a claim.
I have been on the look out for a ground for flat up to £305k and identified one close by in Hengoed I like with open areas and station nearby, however it's only got 49 years on the lease. I can't really find anything else in Hengoed suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no fees for non-domestic conveyancing in Hengoed for under £2000?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Hengoed, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. As for the charges these will vary based on the structure and heads of terms of the deal. Let us have your details or call so as to enable us to provide you with a detailed commercial conveyancing calculation.