As someone not used to the Pencoed conveyancing process what is your top tip you can give me concerning the ownership transfer in Pencoed

Not many law firms or advisers will tell you this but conveyancing in Pencoed or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the legal transfer of property. E.g., the vendor, estate agent and on occasion a mortgage company. Choosing a law firm for your conveyancing in Pencoed is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to protect your legal interests and to protect you.

On occasion a third party with a vested interest will attempt to sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My wife and I own a semi-detached Georgian property in Pencoed. Conveyancing lawyer represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pencoed and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who completed the work.

I am purchasing a new build house in Pencoed with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not reveal to my solicitor about the extras as it may put at risk my mortgage with Accord Mortgages Ltd. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We are a couple of weeks into a freehold purchase having been directed to a firm by the high street agent to execute conveyancing in Pencoed. We are not happy. Could you you assist me in finding new lawyers?

They would have to be really poor in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you will need to inform them of the new lawyer and ensure the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid added expenses and delays. So that should be your starting point. Our search tool should help you find a bank approved conveyancer for your home move in Pencoed

My wife and I purchased a leasehold house in Pencoed. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Pencoed who previously acted has long since retired. Do I pay?

First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Pencoed conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Pencoed Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

How long is the Lease? Are any of leasehold owners in dispute over their service charge payments? The best form of lease structure is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and although a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent retained by the leaseholders.