I am in the process of selling my apartment in Aberdare and the estate agent has just e-mailed to say that the purchasers are switching property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a major lender only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Aberdare ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
I have given 2 months notice to my current landlord and must leave my rented property in Aberdare by 29/7/2025. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to find short term accommodation?
Generally one should not give notice for your lease unless your lawyer suggests that you should. If you have not already done so, contact to your solicitor and request that they cajole the sellers solicitors, try to an agreed time frame that all parties will work towards
I am buying a new build apartment in Aberdare. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Aberdare
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am looking for a flat up to £195,000 and found one round the corner in Aberdare I like with open areas and station in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Aberdare suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
In my capacity as executor for the will of my grandmother I am disposing of a residence in Cardiff but I am based in Aberdare. My solicitor (who is 200 kilometers awayrequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Aberdare who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Aberdare based
I was advised by my bank that their panel lawyers work on no move no charge basis for conveyancing in Aberdare. My purchase aborted and now the solicitors have requested search fees! They say the fees are seperate!
Aberdare conveyancing search fees are separate expenses not solicitors fees as these are due to independent parties.