Last July we completed a house move in Pontyclun. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Pontyclun?
The question is vague as what problems have arisen and if they are unique to conveyancing in Pontyclun. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor completes a questionnaire known as a SPIF. answers is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pontyclun.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Pontyclun?
Do check but the chances are that give you one of their panel lawyers should you accept the "fee-free" deal. Call the bank to determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Pontyclun.
I got the keys to my house on 4 June and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Pontyclun advises it should be registered inside ten days. Are titles in Pontyclun uniquely lengthy to register?
As far as conveyancing in Pontyclun registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. As of today roughly three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the premises so 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
We're new to the buying process - agreed a price, yet the estate agent advised that the vendor will only go ahead if we instruct their preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Pontyclun
It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Contact the sellers directly and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Pontyclun conveyancing firm - rather thanthose that will give their negotiator at the agency a kickback or meet his conveyancing figures demanded by senior management.
I have just started marketing my 2 bed apartment in Pontyclun.Conveyancing is yet to be initiated however I have recently received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the invoice as usual as all ground rent and maintenance invoices should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially