As a novice what is the most important piece of guidance you can impart concerning purchase conveyancing in Vale Of Glamorgan?

You may not hear this from too many lawyers but conveyancing in Vale Of Glamorgan and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the transaction. For instance, the vendor, selling agent and on occasion the lender. Appointing a solicitor for your conveyancing in Vale Of Glamorgan should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to act in your best interests and to keep you safe.

Every so often a third party with a vested interest may attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your lawyer is slow. Or your financial adviser may tell you to do take action that is against your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.

My uncle passed away six months ago and as sole heir and executor I was left the house in Vale Of Glamorgan. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?

Given you intend to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.

I need to find a conveyancing solicitor for my conveyancing in Vale Of Glamorgan. I have stumble across a web site which looks to be the perfect answer If it is possible to get all this stuff done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I’m about to sell my basement apartment in Vale Of Glamorgan. Conveyancing is yet to be initiated, however I have recently had a yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal because all rents and service payments will be allotted 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 management companies will not acknowledge the buyer unless 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. This will smooth the conveyancing process.

Leasehold Conveyancing in Vale Of Glamorgan - Examples of Queries Prior to buying

What is the name of the managing agents? Make sure you enquire if there is anything that is prohibited in the lease. For instance it is very common in Vale Of Glamorgan leases that pets are not permitted in certain buildings in Vale Of Glamorgan. If you like the propertyin Vale Of Glamorgan but your dog can’t move with you then you have a very hard choice.

I dont have enough spare funds to pay a 10% deposit on my flat purchase in Vale Of Glamorgan , but I still want to proceed. What can I do?

You can agree a lower deposit. Many property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute