It is is a decade since I acquired my house in Brynmawr. Conveyancing lawyers have now been instructed on the sale but I can't locate my title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may stored with the solicitor who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Brynmawr involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
My property lawyer in Brynmawr has never been on on the TSB Approved Panel. Can I still continue with my prefered solicitor even though they are not on the TSB panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Brynmawr lawyers but TSB will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
- Get a new practitioner to to deal with the purchase, not forgetting to check they are on the TSB panel
Me and my partner are buying a house in Brynmawr. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Lloyds. I assume I don't need a Brynmawr conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
HSBC have agreed my mortgage in principle, my offer on a flat in Brynmawr has been accepted, now what?
Your estate agent will wish to be informed of your property lawyer's details (ensure that the solicitors are on the lender’s panel). Contact HSBC or your broker and finish off any appropriate paperwork. HSBC will sellect a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. HSBC will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brynmawr.
I'm buying my first flat in Brynmawr with a mortgage from Norwich and Peterborough Building Society. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my conveyancer about this extras as it would adversely affect 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.
I am thinking of appointing a conveyancing practitioner in Brynmawr for my home move. Is there any facility to review a firm’s record with the legal regulator?
Members of the public can review published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
What is the difference between surveying and conveyancing in Brynmawr?
Conveyancing - in Brynmawr or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to remedy the defects before you move in.