It has come to my attention via my estate agent that my Caerphilly the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be certain that this is indeed the case?
The best course of action for you to take is to contact your Caerphilly conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Will our solicitor be raising questions regarding flooding during the conveyancing in Caerphilly.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Caerphilly. There are those who buy a property in Caerphilly, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their conveyancers which will figure out the risks in Caerphilly. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may commence a legal claim for losses stemming from an misleading answer. The buyer’s lawyers may also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
How does conveyancing in Caerphilly differ for newly converted properties?
Most buyers of new build residence in Caerphilly approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Caerphilly tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Caerphilly or who has acted in the same development.
My partner has recommend that I use his conveyancing solicitors in Caerphilly. Should I use them?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to have guidance from friends or relatives who have actually used the solicitor that you are contemplating using.
Can you offer any advice when it comes to finding a Caerphilly conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Caerphilly conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Caerphilly conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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How many lease extensions has the firm completed in Caerphilly in the last 12 months?
Caerphilly Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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Are any of leasehold owners in arrears of their service charge payments? Is the freehold owned jointly by the leaseholders? It would be sensible to investigate if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Caerphilly. If you like the propertyin Caerphilly yet your dog can’t move with you then you will be faced difficult determination.
Should I cancel the direct debit for my mortgage with TSB once a completion date for my home sale in Caerphilly has been agreed?
No, you must maintain meeting any mortgage sums to TSB until the mortgage is paid off on completion as part of your Caerphilly conveyancing.