Having sold my house in Taffs Well last August but my buyer keeps calling daily complaining that her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?

After completion of your house sale your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Taffs Well.

I am helping my niece sell her flat in Taffs Well. Does the solicitor order the EPC or do I organise this?

Following the demise of Home Information Packs, energy assessments became a mandatory part of moving house. An energy performance certificate needs to be to hand prior to the property being put on the market. It is not as aspect of the sale process that lawyers normally organise. If you are using a Taffs Well conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable Taffs Well providers

We are getting a further advance on our mortgage from Coventry BS as we want to conduct renovations to our house in Taffs Well. Do we need to appoint a local Taffs Well solicitor on the Coventry BS conveyancing panel to deal with the paperwork?

Coventry BS would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

I was told two weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Taffs Well is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been advised by numerous property agents in Taffs Well to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to recommend your services ahead of another?

We don’t give any referral fee for sending work to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have just started marketing my 2 bed apartment in Taffs Well. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge demand – Do I pay up?

It best that you discharge the service charge as usual because all ground rent and maintenance charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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.

Leasehold Conveyancing in Taffs Well - Sample of Queries before Purchasing

If a Taffs Well lease has less than eighty years it will impact the value of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension at some point and it is worth discovering how much this would cost. For most Taffs Welllease extensions you will be be obliged to have owned the premises for 24 months in order to be legally able to extend the lease. Who is in charge of the block? This question is useful as a) areas could result in problems in the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to have full disclosure

I have read on a number of online forums that before selecting a conveyancing solicitors they need approved by your bank. I am first time buyer with but I have an offer in principle from Halifax and I already have a local conveyancing solicitor in Taffs Well at the ready. Does Nat West Bank require an approved lawyer to be instructed? If so, where do I find that list for my conveyancing in Taffs Well?

You need to instruct a solicitor that is on the Nat West Bank panel. The first thing to do is ring your chosen Taffs Well conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not approved you have numerous choices available to you here:

• Carry on with your preferred Taffs Well property lawyer but Nat West Bank will need to use a conveyancer from their approved panel. This will result in additional fees together with potential frustration.
• Appoint a new solicitor to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
• Appeal to your conveyancer to attempt to join the mortgage company panel.