I hired a Torfaen based lawyer for our conveyancing in Torfaen yesterday. Reviewing the Terms and Conditions I seewe are responsible for fees even where the conveyance does not complete. Would I be best advised to use a web based lawyer advertising no move no charge conveyancing in Torfaen?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will generally be more expensive to cover those cases that do not go ahead. Please beware that such offerings generally do not cover disbursements such as Torfaen conveyancing search costs.
I am only a couple days away from an exchange on a flat in Torfaen and my parents have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your lawyer is duty bound to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am assisting my aunt sell her flat in Torfaen. Will the solicitor commission the energy performance certificate or it is for the seller to see to?
Following the abolition of Home Packs, energy performance certificates became a required element of moving house. An energy performance certificate should be commissioned prior to the property being advertised. This is not something that solicitors ordinarily organise. If you are instructing a Torfaen conveyancing solicitor they might be able to arrange energy performance certificates given their relationships with reputable local providers
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Torfaen solicitor on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Torfaen solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Torfaen 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.
Just bought a semi-detached house in Torfaen , What is the estimated time for the Land Registry to record my ownership? My Torfaen conveyancing solicitor has been very slow, so I want to check that my purchase is registered.
There is nothing unique about conveyancing in Torfaen registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration occurs once the purchaser has moved in to the property therefore 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
What tools are available to identify a Torfaen law firm on the Leeds Building Society conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the lawyer.
You can use the facility on this page. Please select a mortgage company and your location and you will see a number of Torfaen conveyancing lawyers locally. We have detailed some Torfaen conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Leeds Building Society approved list