Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Maesteg so that I can attend their offices when needed.
Whereas this was necessary 12 years ago, most mortgage companies no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct advantages to choosing a locally based ayer, in your case a conveyancing solicitor in Maesteg.
If you had a top tip for choosing a conveyancing solicitor in Maesteg what would it be?
We would encourage you not to base your choice on the cheapest Maesteg conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I have paid off my mortgage with HSBC. I assume I don't need a Maesteg conveyancer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Leeds Building Society have agreed my mortgage in principle, my offer on a house in Maesteg has been agreed to, what happens next?
The property agent will wish to be advised as to your property lawyer's details (make sure the solicitors are on the lender’s panel). Contact Leeds Building Society or your broker and finish off any appropriate paperwork. Leeds Building Society will instruct a valuer who will get in touch with the selling agent or vendor to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Maesteg.
How does conveyancing in Maesteg differ for new build properties?
Most buyers of new build property in Maesteg approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Maesteg typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Maesteg or who has acted in the same development.
Should I instruct a Maesteg conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can perform the conveyancing however her office is 400miles drive away.
The primary upside of using a local Maesteg conveyancing firm is that you can pop in to execute paperwork, deliver your ID and pester them where appropriate. Having local Maesteg know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that must outweigh using an unfamiliar Maesteg conveyancing lawyer just because they are based in the area.
My wife and I have instructed a Maesteg conveyancing solicitor for our home move (first time buyers) and have noticed in the engagement letter that they are not covered by the Financial Conduct Authority. Need I be worried or is that standard with conveyancing practitioner?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who set specific obligations regulating funds held on client account.