Having sold my house in Caerphilly last March but the buyer keeps e-mailing daily to moan that her solicitor needs to hear from mine. What should have happened now that I have sold?
After completion of your disposal your conveyancer is obliged to deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor must also confirm that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion steps unique to conveyancing in Caerphilly.
I am purchasing a semi-detached house in Caerphilly. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Caerphilly you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Caerphilly.
A relative suggested that where I am purchasing in Caerphilly I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Caerphilly conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Caerphilly around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Caerphilly.
How does conveyancing in Caerphilly differ for new build properties?
Most buyers of new build property in Caerphilly approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Caerphilly typically purchase 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 conveyancers 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Caerphilly is where the house is located. Can you offer any advice?
Flying freeholds in Caerphilly are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caerphilly you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caerphilly may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been looking for Caerphilly conveyancing quotes online. Can I be confident that all the Caerphilly law firms that are listed on your directory are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Caerphilly firm being on the bank conveyancing panel is not accurate.