I went with a Merthyr Tydfil based solicitor for our conveyancing in Merthyr Tydfil last week. After carefully reading the terms of engagement I noteI am responsible for charges even if the movefalls through. Should I go with them or appoint an internet firm who offer no completion no cost conveyancing in Merthyr Tydfil?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to offset the cases that abort. Dont forget that these offerings tend not to protect you from expenditure such as Merthyr Tydfil conveyancing search fees.
Would the conveyancing practitioners that are recommend carry out auction conveyancing in Merthyr Tydfil?
There are a number of niche practitioners we can connect you with those who can conduct auction conveyancing. Merthyr Tydfil is just one of hundreds of locations in which our lawyers are based.
I am the registered owner of a freehold house in Merthyr Tydfil but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Merthyr Tydfil and has limited impact for conveyancing in Merthyr Tydfil but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Just acquired a detached house in Merthyr Tydfil , how long will it take for the Land Registry to register my proprietorship? My Merthyr Tydfil conveyancing solicitor has been very slow, so I want to be sure the post completion formalities are addressed.
There is nothing unique about conveyancing in Merthyr Tydfil registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration occurs once the new owner is living at the property therefore 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
Am I right to be concerned that estate agents that I am dealing with are recommending a national conveyancing firm rather than a High Street Merthyr Tydfil conveyancing firm?
As is the case with lots of service providers, often input from connections can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and lenders may suggest lawyers to retain. On occasion the solicitors might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to select your preferred conveyancer. However, bear in mind that some banks specify a panel list of solicitors you have to use for the mortgage related work in your house move.