Can your site be used to find a Conveyancing solicitor in Brynmawr even if I’m not purchasing or disposing of a house, for instance if I want to acquire a shop in Brynmawr with a mortgage from Bank of Ireland?
The service is primarily there to get a quote from domestic conveyancing solicitors in Brynmawr but we have set out towards the bottom of this page a selection of Brynmawr commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent Bank of Ireland
I'm the only recipient of my late father’s will and I have everything in my name alone, including the my former home in Brynmawr. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in May. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many mortgage companies would take a sensible view as this provision is chiefly there to identify subsales or the wholesaling and assigning of properties.
We expect to receive a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Brynmawr solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brynmawr solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Brynmawr solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
We are selling our house in Brynmawr and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Brynmawr lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Brynmawr. Having lived in Brynmawr for many years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am buying my first flat in Brynmawr with a mortgage from National Westminster Bank. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about this extras as it may put at risk my loan with the lender. Should I keep quiet?.
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.
Due to the input of my in-laws I had a survey completed on a house in Brynmawr prior to retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks may not issue a mortgage on such a house.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brynmawr. Conveyancing will be smoother if you use a solicitor in Brynmawr especially if they are acquainted with such properties in Brynmawr.
Given that I will soon part with £400,000 on a garden flat in Brynmawr I would like to have a conversation with the conveyancer regarding thetransaction in advance of instructing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Brynmawr.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Brynmawr should be the figure that you are charged.