My friend's mother is a solicitor. I suspect that I will receive preferential fee for conveyancing, but if not, what level of costs would I typically be looking at for conveyancing in Bridgend?
It’s a good idea to get two or three conveyancing quotes. Do use our search tool on this page. The charges will be different but service levels do are distinct between law firms as is true with the vast majority of professional services.
I am helping my sister sell her house in Bridgend. Does the conveyancer order the EPC or should I organise this?
Following the demise of Home Information Packs, EPC’s was left as a mandatory component of moving property. An EPC needs to be to hand prior to the property being advertised. This is not something that lawyers normally arrange. If you are instructing a Bridgend conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established Bridgend providers
I just bought a house at auction in Bridgend. Conveyancing is required. What are my next steps?
Given that you are now legally bound yourself to purchase you should choose a conveyancing practitioner quickly as you now have a fast approaching deadline in which to complete the purchase. All auction property will ordinarily have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to pass this on to the solicitor instructed by you as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.
We previously instructed solicitors based in Bridgend on the Leeds Building Society solicitor approved list. They are now charging me an additional sum for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not dictated by Leeds Building Society but by your Bridgend conveyancing practitioner. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
Will our lawyer be raising enquiries concerning flooding as part of the conveyancing in Bridgend.
Flooding is a growing risk for conveyancers dealing with homes in Bridgend. There are those who purchase a house in Bridgend, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Bridgend. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover whether the property has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a buyer could commence a claim for damages as a result of such an inaccurate reply. The buyer’s conveyancers may also conduct an environmental report. This will indicate whether there is any known flood risk. If so, more detailed inquiries should be initiated.
I acquired my apartment on 7 June and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Bridgend said it will be concluded in less than a month. Are properties in Bridgend particularly slow to register?
As far as conveyancing in Bridgend registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. Currently roughly 80% of submission are completed within two weeks but some can be subject to longer hold-ups. Registration takes place once the purchaser is living at the property thus post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I'm purchasing a new build house in Bridgend with a mortgage from Nationwide Building Society. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this side-deal as it will jeopardize my mortgage with the bank. 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.
What type of property do your Bridgend conveyancing estimates apply to?
Our conveyancing quotes are only relevant to standard residential premises in England & Wales. If you have any different needs for instance industrial or agricultural property or commercial conveyancing in Bridgend you should telephone us to discuss this further .