My partner’s mother is a conveyancer. I am hopeful that I will be offered preferential fee for conveyancing, However if that does not come materialise, what level of fees should I be expecting for conveyancing in Torfaen?
You should contrast pricing. Make use of our comparison tool on this page. The prices seem to vary but service levels do are distinct between conveyancers as is true with the vast majority of professional services.
Is it the case that all Torfaen CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I had a mortgage agreed in principle with Virgin Money. Torfaen conveyancing lawyers were chosen. How long does it take for Virgin Money to issue the offer to the solicitor?
There is no definitive answer here. Have Virgin Money conducted the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Principality. I assume I don't need a Torfaen conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Torfaen?
Many commercial conveyancing solicitors in Torfaen will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Torfaen. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Torfaen.
For each commercial conveyancing transaction in Torfaen it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Torfaen commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Torfaen.
I'm buying a new build house in Torfaen with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I'm selling a bungalow in Torfaen. I can find my conveyancer's company on the Law Society's list, but I can't see my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unqualified staff.