Do the conveyancing lawyers that you recommend carry out attended exchange conveyancing in Mountain Ash?
We do have a number of conveyancing specialists who can conduct attended exchanges. Please contact us to secure a fee calculation and details as to availability.
I am purchasing a right to buy a flat in Mountain Ash. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Mountain Ash you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Mountain Ash.
My bid for a property was accepted at auction in Mountain Ash. Conveyancing is necessary. What happens now?
Now that you have legally committed yourself to purchase you now have to hire the services of a conveyancing lawyer as a matter of priority as you are facing a pending a drop dead date to complete the property. Every auction property will ordinarily have an associated legal pack. This should include evidence of title and search results. If you have purchased leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must hand this to the solicitor instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
We had chosen conveyancing lawyers locally in Mountain Ash on the Lloyds solicitor panel. They have just billed me an additional amount for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Lloyds but by your Mountain Ash lawyer. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
I am expecting a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Mountain Ash solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Mountain Ash solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The deeds to our house are lost. The solicitors who did the conveyancing in Mountain Ash 4 years ago have long since closed. What do I do?
Assuming you have a registered title the details of your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, find your property and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
How does conveyancing in Mountain Ash differ for newly converted properties?
Most buyers of new build or newly converted property in Mountain Ash approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Mountain Ash 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 Mountain Ash or who has acted in the same development.