My brother and I have recently acquired a property in Aberdare. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Aberdare?
The question is vague as what problems have arisen and if they are unique to conveyancing in Aberdare. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a SPIF. If the information turns out to be misleading, you may have a misrepresentation claim against the seller 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 Aberdare.
When it comes to mortgage companies such as Virgin Money, do Aberdare property lawyers face a fee to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Can you point me to a directory of TSB panel solicitors in Aberdare on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public on the web. Where you are in need of a Aberdare lawyer on the TSB please make the most of our tool.
My offer was accepted on a property in Aberdare on 28/3/2025, valuation was booked five days later, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in Aberdare with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my conveyancer about the deal as it will jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are 14 days into a residential purchase having been referred to a firm by the estate agent to perform conveyancing in Aberdare. We are not happy. Could you you assist me in finding new conveyancers?
A lawyer would have to be very bad to suggest diss instructing them. Has your mortgage offer been issued? If so you need to inform them of the new lawyer and have the offer are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid supplemental costs and complications. That should be your first question of the new conveyancers. Our find a solicitor tool will help you find a bank approved lawyer for your home move in Aberdare
Can you provide any top tips for leasehold conveyancing in Aberdare with the aim of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Aberdare can be bypassed if you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers’ solicitors. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate can be a time consuming process and frustrates many a Aberdare conveyancing deal. Where a reissued share certificate is necessary, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. Some Aberdare leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you installed wooden flooring? Aberdare leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such changes. If you fail to have the paperwork to hand do not communicate with the landlord without checking with your solicitor in advance. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I own a garden flat in Aberdare, conveyancing formalities finalised October 2000. Can you work out an approximate cost of a lease extension? Equivalent flats in Aberdare with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2086
With 61 years remaining on your lease we estimate the premium for your lease extension to be between £19,000 and £22,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
When it comes to my conveyancing in Aberdare should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Aberdare conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.