Some advice if I may. My Bargoed lawyer is assuring me that he is legally obliged toapply for Bargoed conveyancing searches due to the fact thatthe firm are on the Virgin Moneyconveyancing panel. Is my solicitor right?
You have limited options available to you. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Bargoed conveyancing searches.
Completed the sale of my flat in Bargoed last July but our buyer keeps Skype messaging every few hours to say his conveyancer needs to hear from mine. What should my lawyer have done following completion?
Following your house sale your lawyer should send the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Bargoed.
I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Bargoed. The Bargoed property was put into my name in November. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most mortgage companies would take a sensible view as this provision primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
We previously appointed conveyancers with offices in Bargoed on the Lloyds solicitor panel. They are now charging me a separate fee for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. The charge is not dictated by Lloyds but by your Bargoed solicitor. Numerous firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The Bargoed solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who dealt with the conveyancing in Bargoed 5 years ago have long since closed. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your lawyer should be aware precisely where to look for all the suitable documentation so you can purchase or sell your house without any difficulty. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.
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At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Bargoed. As opposed to estate agents and many comparison sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' the firm who pay the highest kickback, as opposed to the best value conveyancing in Bargoed
I'm buying a house in Bargoed. I can find my conveyancer's company on the CLC list, but I can't see my lawyer's name on the list. Is this a big problem?
Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.