We note that you have a search directory listing solicitors on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Bridgend?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bridgend.
Please help - my lawyer says that missing deeds insurance is required on my purchase. What is the level of cover for Bridgend conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
We previously selected conveyancing lawyers locally in Bridgend on the Skipton solicitor panel. They have just invoiced me a separate amount for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. This charge is not set by Skipton but by your Bridgend lawyer. Some firms on the Skipton panel will levy an ‘acting for lender’ fee and others do not.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bridgend solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bridgend postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Bridgend.
five months have gone by since my purchase conveyancing in Bridgend took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Bridgend with a loan from Barnsley Building Society. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my lawyer about the deal as it could jeopardize my loan with Barnsley Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How simple is it to change conveyancer as I need to choose a firm on the Accord Mortgages Ltd conveyancing panel. I was using a high street conveyancing solicitor in Bridgend five minutes from me but she is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Bridgend on the Accord Mortgages Ltd panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bridgend. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Bridgend.
I have just started marketing my basement flat in Bridgend. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual as all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a garden flat in Bridgend, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bridgend with an extended lease are worth £202,000. The ground rent is £60 invoiced every year. The lease ceases on 21st October 2080
With just 56 years left to run the likely cost is going to be between £29,500 and £34,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.