I am acquiring an apartment in Cefn Mawr. My property lawyer has never been on on the bank conveyancing panel. Can I still continue with my Cefn Mawr conveyancing solicitor even though they are not on the lender approved list?
Various options include
- Proceed with your preferred Cefn Mawr conveyancer but your lender will undoubtedly appoint a property lawyer on their approved list. This will result in additional charges together with likely frustration.
- Get a fresh solicitor to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the lender’s panel of solicitors
I am purchasing a flat and require a conveyancing solicitor in Cefn Mawr who is on the Leeds Building Society approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Cefn Mawr. We dont recommend any particular firm.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Cefn Mawr?
There are two types of lawyers who can carry out conveyancing in Cefn Mawr namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to conduct Cefn Mawr conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and procedures should be correctly adhered to.
I am expecting a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Cefn Mawr solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Cefn Mawr solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Cefn Mawr conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Cefn Mawr I like with a park and transport links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Cefn Mawr in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Is it best to instruct a Cefn Mawr conveyancing practitioner in close proximity to the house I am buying? An old friend can perform the conveyancing but his firm is located 200miles drive away.
The primary upside of using a high street Cefn Mawr conveyancing practice is that you can visit the firm to sign documents, present your ID and pester them if necessary. Having local Cefn Mawr know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were content that must trump using an unknown Cefn Mawr conveyancing solicitor solely due to them being local.
I happen to be an executor of my recently deceased aunt’s Will, with a house in Cefn Mawr which will be sold. The property is unregistered at the Land Registry and I'm advised that many estate agents will insist that it is completed before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.