I am purchasing a house for cash in Hengoed. I have lived for the last dozen years in Hengoed. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Hengoed conveyancing searches are optional. Your conveyancer will try and sway you, perhaps strongly, that you should have searches carried out, but he is duty bound to do this. Do take into account; if you are intend to dispose of the house in the future, it will likely be be of relevance to your prospective purchaser what the searches disclose. On occasion houses with functional issues can still reveal detrimental search results. A good conveyancing solicitor in Hengoed will be able to give you some helpful guidance in this regard.
After months of negotiation I have agreed a price on an apartment in Hengoed. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on a property in Hengoed on 22/3/2021, valuation was booked 3 days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Leeds Building Society have agreed my mortgage in principle, my offer on a property in Hengoed has been agreed to, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Leeds Building Society or your financial adviser and complete any outstanding forms. Leeds Building Society will instruct a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Leeds Building Society will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hengoed.
I have recentlydiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Hengoed for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hengoed conveyancing specialists.
My husband and I are FTB’s - agreed a price, but the agent informed us that the seller will only issue a contract if we use the agent's chosen lawyers as they need a ‘quick sale’. We would rather use a high street conveyancer who is accustomed to conveyancing in Hengoed
It is highly unlikely the vendors are behind this. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is counter productive. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to use your preferred Hengoed conveyancing solicitors - rather thanthose that will earn the estate agent a referral fee or hit his conveyancing targets set by head office.
Am in the process of buying my first home in Hengoed. Conveyancing practitioner has been selected. The broker pointed out that a survey is not necessary as the house was only built in 1997.
You would be well advised to have a Home Buyer's Report. As the property was constructed over a decade ago the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. They will highlight any apparent issues and suggest additional investigation where relevant. Where there are any signs of problems obtain a comprehensive structural survey.