Our lender has recommended solicitors on their panel based in Welshpool but I would rather choose a conveyancing lawyer in Welshpool or nearer to where I live. Are you able to help?
Far from all Welshpool conveyancing practitioners are listed all banks conveyancing panel. Do make the most of our find an approved solicitor tool to find a Welshpool conveyancing firm on the on the mortgage company panel.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a garden flat in Welshpool. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Welshpool?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
We have a mortgage agreed in principle with Principality. Welshpool conveyancing lawyers were instructed. How long does it take for Principality to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality 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 Leeds Building Society. I assume I don't need a Welshpool solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
We are downsizing from our house in Welshpool and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Welshpool lawyer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Welshpool. We have lived in Welshpool for three years we know of no issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Welshpool differ for new build properties?
Most buyers of new build premises in Welshpool contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Welshpool typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Welshpool or who has acted in the same development.
I decided to have a survey done on a property in Welshpool ahead of instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to issue a mortgage on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Welshpool. Conveyancing will be smoother if you use a solicitor in Welshpool especially if they are acquainted with such properties in Welshpool.