It has come to my attention via my IFA that my Caerphilly property lawyer is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Caerphilly lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
We are soon to exchange buying a house in Caerphilly but as a result of damage from the recent storms I have managed to agree compensation from the vendor of £2k in the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract yet Clydesdale will not permit this. Should they have been informed?
Any lawyer that is on the Clydesdale approved list is required to inform Clydesdale of any changes to the purchase price. If you prohibit your conveyancing practitioner to disclose the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancing practitioner for your conveyancing in Caerphilly.
Having sold my house in Caerphilly last December yet the purchaser is whats apping every few hours to moan that his solicitor needs to hear from mysolicitor. What should my lawyer have done following completion?
After completion of your sale your lawyer is committed to deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also confirm that the home loan has been repaid to the buyers lawyers. There are no post completion steps just for conveyancing in Caerphilly.
three months have gone by since my purchase conveyancing in Caerphilly took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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.
How does conveyancing in Caerphilly differ for new build properties?
Most buyers of new build premises in Caerphilly approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in Caerphilly usually acquire 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 conveyancing solicitors 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 used to new build conveyancing in Caerphilly or who has acted in the same development.
We have been informed by numerous estate agents to expect six to eight weeks for Caerphilly conveyancing to complete.This was four weeks ago. The draft contract was only received from the vendors solicitor a few days ago so now does it countdown?
You need to be pragmatic about timelines. Conveyancing in Caerphilly takes on average about ten weeks. This time period is not because solicitor are slow and deliberately delay matters. The amount of money involved in buying any property is so high, the purchaser's solicitor having to carry out a wide range of questions, searches and further checks to protect the buyer and their lender (if there is to be a mortgage) from expensive, avoidable problems. Conveyancing in Caerphilly involves obtaining information from an array of third parties, for example other property lawyer, local councils, private companies, lenders. Many of these are well organised. Others aren't. It is worth noting that, no matter how quickly your conveyancer do their work, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.