I am hoping to receive a mortgage offer from Santander. I would like to instruct a Licensed Conveyancer in Aberdare. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are planning to acquire a house and need a conveyancing solicitor in Aberdare who is on the Nationwide approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Aberdare.
I purchased a semi-detached Georgian property in Aberdare. Conveyancing lawyer represented me and TSB. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking TSB to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberdare and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Aberdare is the location of the property. Can you offer any opinion?
Flying freeholds in Aberdare are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberdare you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberdare may ascertain 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 property.
Should I be suspicious by brokers that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Aberdare conveyancing firm?
As with many professional services, often input from relatives can be most helpful. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the right to appoint your own lawyer. Don't forget that most lenders have an approved list of lawyers you have to use for the mortgage related work in your transaction.
Me and my husband are disposing of a Aberdare property we inherited 5 years ago in 2010. I have over a decades worth of conveyancing experience and, although retired, wish to conduct the conveyancing. The buyer's solicitor has informed me that their building society will not allow you to do your own conveyancing as they require the funds to be sent to a solicitor's bank account.
Lending instructions to conveyancing practitioners from all mainstream lenders state that If the seller is not legally represented the borrower's lawyers should check whether the bank needs to be notified so that a decision can be made as to whether or not they are prepared to move forward.