I instructed a Rowen based solicitor for our conveyancing in Rowen recently. After carefully reading the terms of engagement it is apparent thatI am responsible for charges even if the dealdoes not proceed. Would I be best advised to choose an on-line conveyancing brokerage offering no move no charge conveyancing in Rowen?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to offset those cases that fail to complete. You should be mindful that such schemes rarely protect you from outlay such your Rowen conveyancing search costs.
My Solicitor in Rowen is not on the Alliance & Leicester Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Alliance & Leicester panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Rowen solicitors but Alliance & Leicester will need to instruct a solicitor on their panel. This will result in additional overall legal fees as well as result in frustration.
- Get an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Alliance & Leicester panel
We are buying a 3 bedroom semi in Rowen. We would like to carry out a loft conversion at the property.Will the conveyancing process involve investigations to see if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Rowen can occasionally identify restrictions in the title deeds which prevent categories of changes or require the consent of another owner. Many additions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
When it comes to mortgage companies such as Barclays, do Rowen conveyancers incur an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Rowen solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rowen surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
2 months have gone by following my purchase conveyancing in Rowen completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Rowen differ for new build properties?
Most buyers of new build or newly converted property in Rowen approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Rowen tend to purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Rowen or who has acted in the same development.