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Find a Pencoed Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pencoed? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pencoed conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Pencoed

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Pencoed?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

My wife and I are purchasing a apartment in Pencoed. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My father advised me that in purchasing a property in Pencoed there may be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of a number of properties in Pencoed which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Pencoed should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I had a mortgage agreed in principle with Bank of Ireland. Pencoed conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland completed the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

What will a local search tell me regarding the property my wife and I buying in Pencoed?

Pencoed conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays a central part in most Pencoed conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I am buying a new build flat in Pencoed. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Pencoed

    Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I opted to have a survey done on a house in Pencoed before retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to grant a loan on this type of property.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pencoed. Conveyancing will be smoother if you use a solicitor in Pencoed especially if they are accustomed to such properties in Pencoed.

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Find out more about how flying freehold can affect your the value of a property.