Am I correct in assuming that the fact that my solicitor in Hengoed is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Hengoed conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am purchasing a detached bungalow in Hengoed. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include checks to ascertain if these alterations are permitted?
Your property lawyer will review the deeds as conveyancing in Hengoed can occasionally identify restrictions in the title deeds which prevent certain alterations or require the permission of a 3rd party. Certain works require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
is it true that all Hengoed solicitor firms on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
My sealed bid on a detached house in Hengoed has been accepted, the owners do however have an associated purchase. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Hengoed. What do I do now? When should I get the mortgage application with Skipton going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Hengoed conveyancing search charges, etc). First, you should check that your conveyancer is on the Skipton conveyancing panel. As to the next phase this very much depends on the circumstances of your case, attraction to this property and on the state of the market. During a rising market some buyers will apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Hengoed.
Is it simple use the search app to select a conveyancing solicitor in Hengoed on the panel for my lender?
Step one is to select a mortgage company such as Birmingham Midshires, The Royal Bank of Scotland or Nottingham Building Society then type in your location such as Hengoed. Conveyancing practices in Hengoed and beyond should be identified.
I have been sourcing a conveyancing lawyer in Hengoed for my remortgage. Is it possible to review a firm’s record with the profession’s regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.
I've found a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Hengoed. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Hengoed ?
Most houses in Hengoed are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Hengoed so you should seriously consider looking for a Hengoed conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will advise you fully on all the issues.
I purchased a 2 bed flat in Hengoed, conveyancing was carried out May 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Hengoed with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2076
With only 58 years left to run we estimate the premium for your lease extension to range between £23,800 and £27,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.