Is the fact that my conveyancer in Margam is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. If you are concerned you should simply call the Margam conveyancing firm and ask them why they are no longer on the approved list for your lender.
My god-son is about to exchange on a new build apartment in Margam with a home loan from HSBC. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My father advised me that in purchasing a property in Margam there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of anumerous of properties in Margam which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Margam should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the only beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Margam. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many mortgage companies would take a practical view as this clause is primarily there to capture the purchase and immediately sell or the quick reselling of properties.
We previously selected solicitors based in Margam on the Skipton solicitor approved list. They have just billed me an additional charge for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not set by Skipton but by your Margam lawyer. Some firms on the Skipton panel will quote an ‘acting for lender’ fee and others do not.
Me and my brother own a semi-detached Edwardian property in Margam. Conveyancing practitioner acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Margam and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the work.
Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Margam I would like to have a conversation with the solicitor concerning theconveyancing ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your conveyancing in Margam.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Margam should be the amount on the final invoice that you are charged.