Having been recommended your site we were going to appoint conveyancing solicitor in Abercarn endorsed by you but have come across some other fee calculations via the web look cheaper – why is this?
There are numerous firms advertising pretending to offer cut-price conveyancing, but extracosts result in the closing fee being inflated. According to the Legal Ombudsman charges listed in terms of engagement should be fair and reasonable invoiced The law firms that we list for conveyancing in Abercarn specify all charges for a standard conveyancing case.
My partner and I have recently purchased a house in Abercarn. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Abercarn?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Abercarn. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a questionnaire referred to as a SPIF. answers proves to be incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abercarn.
Are the BSA planning on creating a search tool with a view to list practices on the Darlington Building Society conveyancing panel for example in Abercarn?
We have not been informed any intention on the part of the BSA to develop such a register.
Is there a list of UBS panel solicitors in Abercarn on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible over the internet. If you are seeking to appoint a Abercarn solicitor on the UBS please make the most of our tool.
My offer was accepted on a property in Abercarn on 23/4/2025, valuation was booked five days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Abercarn solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Abercarn postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Abercarn.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Abercarn for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abercarn conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a property in Abercarn ahead of retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders will not grant a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Abercarn. Conveyancing will be smoother if you use a solicitor in Abercarn especially if they are familiar with such properties in Abercarn.