Is the fact that my solicitor in Bargoed is not on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bargoed conveyancing practice and enquire why they are no longer on the approved list for your bank.
Should our conveyancer be making enquiries concerning flooding as part of the conveyancing in Bargoed.
Flooding is a growing risk for lawyers carrying out conveyancing in Bargoed. There are those who buy a house in Bargoed, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their conveyancers which can figure out the risks in Bargoed. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to determine if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser could issue a legal claim for losses as a result of such an inaccurate response. A purchaser’s lawyers may also conduct an enviro report. This should higlight whether there is a recorded flood risk. If so, further inquiries will need to be conducted.
Me and my brother purchased a 4 bedroom Victorian property in Bargoed. Conveyancing solicitor acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bargoed and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Bargoed I like with amenity areas and station nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Bargoed in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
What does commercial conveyancing in Bargoed cover?
Non domestic conveyancing in Bargoed incorporates a broad range of advice, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Should I instruct a Bargoed conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can execute the legal work however his firm is located 200kilometers drive away.
The primary upside of using a high street Bargoed conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and pester them where appropriate. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that should surpass using an unfamiliar Bargoed conveyancing solicitor solely due to them being round the corner.