It is 10 years ago since I acquired my house in Caldicot. Conveyancing lawyers have recently been appointed on the sale but I can't find the title deeds. Is this a major issue?
You need not be too concerned. First the deeds may be kept by your mortgage company or they may stored with the solicitor who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Caldicot relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
We are planning to move house in May. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Caldicot. Conveyancing lawyer was organised prior to coming across this site.
On the day of completion you will need to pick up the keys from your estate agent however this should only happen once the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to advise the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can assist you in locating a conveyancing in Caldicot or a legal practice that specialises in conveyancing in Caldicot.
How can we tell if a Caldicot conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Caldicot seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Caldicot bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Caldicot conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
It has been three months since my purchase conveyancing in Caldicot took place. I have checked the Land Registry website which shows that I paid £175,000 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 residence 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.
I'm refinancing my current property to a BTL mortgage with The Mortgage Works and I will use the ballance of the raised equity as a deposit on further property. The neighborhood we are interested in is Caldicot. Will your conveyancers be able to act for the two banks and tie in the transactions?
Do use our search tool on this site to be sure that the lawyers are on the relevant lender panels. On the basis that they are your conveyancer should be able to tie up the two deals but you should have a chat with you conveyancer and specify your expectations and needs.
We are four weeks into a freehold purchase having been recommend to solicitors by the high street agent to handle our conveyancing in Caldicot. I am not happy. Could you help me find new solicitors?
They would need to be really poor to suggest replacing them. Has your mortgage been sent? If so you will need to make them aware of the new conveyancer and get the loan are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid escalating expenses and complications. So that should be your starting point. Our search tool can help you find a bank approved solicitor for your conveyancing in Caldicot
When it comes to my conveyancing in Caldicot should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Caldicot conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.