We see that you have a post code search directory identifying law firms on the HSBC conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Torfaen?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Torfaen.
A friend informed me that in purchasing a property in Torfaen there may be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Torfaen which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Torfaen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have organised the release of further funds on our home loan from Principality as we intend to carry out a loft conversion to our home in Torfaen. Are we obliged to select a high street Torfaen solicitor on the Principality conveyancing panel to deal with the legals?
Principality do not ordinarily require a member of their conveyancing panel 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 Principality list.
My offer on a semi in Torfaen has been agreed to, the vendors do nevertheless have a connected purchase. The owners have offered on somewhere, however it’s not yet tied up, and are looking at other properties in the pipeline. I have instructed a high street conveyancing solicitor in Torfaen. What should be my next step? At what stage do I apply for the mortgage with Virgin Money?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Torfaen conveyancing search costs, etc). First, you must check that your property lawyer is on the Virgin Money conveyancing panel. Concerning the subsequent stages this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a rising market many buyers will apply for the mortgage with Virgin Money and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with searches.
I moved into my house on 16 June and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Torfaen expressed confidence that it should be formalised in a couple of weeks. Are properties in Torfaen uniquely lengthy to register?
As far as conveyancing in Torfaen registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present in the region of 80% of such applications are completed within 12 days but occasionally there can be longer hold-ups. Registration occurs after the new owner is living at the premises therefore an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Torfaen is the location of the property. Can you offer any assistance?
Flying freeholds in Torfaen are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Torfaen you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Torfaen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My husband and I are first time buyers - agreed a price, but the selling agent advised that the vendor will only go ahead if we instruct their preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Torfaen
It is improbable the sellers are driving this. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Torfaen conveyancing firm - as opposed tothose that will earn their estate agent a introducer fee or meet his conveyancing targets demanded by corporate headquarters.