At long last a loan offer from Nationwide for the refinancing of my 4 room maisonette is to be issued within the next few days. Are you able to put forward a low cost conveyancing practitioner in Hengoed?
You have come to the wrong site to search for a cheap conveyancing in Hengoed. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing organisations offering the bait of ninety nine pound conveyancing in Hengoed. The optimum result, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not get the service you were looking for.
Having spent time looking at mumsnet.com for a cheap solicitor in Hengoed, many comment that I should use a CQS accredited lawyer. Can you explain what CQS is?
Hengoed Conveyancing Quality Scheme law firms have obtained certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the home legal process. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Hengoed is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
I am the single recipient of my late father’s will and I have everything in my name alone, including the house in Hengoed. The Hengoed property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in August. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view lenders take of it, depend on the lender as this requirement is chiefly there to capture subsales or the flipping of property.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Hengoed lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I have finally had an offer on a maisonette in Hengoed accepted, the sellers do nevertheless have a connected purchase. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a high street conveyancing solicitor in Hengoed. What should be my next step? At what point should I apply for the mortgage with Santander?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Hengoed conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Santander conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers will apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in Hengoed.
4 months have elapsed since my purchase conveyancing in Hengoed completed. I have checked the Land Registry site which shows that I paid £150,000 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.
What are my options where I am dissatisfied with the lawyer who handled our conveyancing in Hengoed?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes things do go wrong. That being said there is recourse where you were not happy with your conveyancing in Hengoed. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.