Our lawyer has uncovered a a legal deficiency with the lease for the property we are purchasing in Cwmbran. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. The appropriate lender conditions must be adhered to.
At what point does exchange of contracts occur in domestic conveyancing in Cwmbran and do I need to be at the conveyancers branch?
Where you are round the corner to our conveyancing solicitors in Cwmbran you are invited in to sign contracts. That being said, the firms we recommend offer a nationwide conveyancing service and give just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cwmbran)to be in the office available at the end of the phone to exchange contracts.
I have 70 years remaining on my lease and require a lease extension for my apartment in Cwmbran. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 6/6/2025 the requirements read as follows :
How does conveyancing in Cwmbran differ for new build properties?
Most buyers of new build residence in Cwmbran approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Cwmbran tend to buy the real estate, 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 used to new build conveyancing in Cwmbran or who has acted in the same development.
My brother has suggested that I use his lawyers for conveyancing in Cwmbran. Do I take his recommendation?
Much as we are happy to recommend a Cwmbran conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek referrals from friends or family who have previously instructed the solicitor that you are considering.
I acquired a flat in Cwmbran last 3/5/2024 and to date it is still not registered with HM Land Registry. It is part of a development site and my solicitor told me that it can take 12 months to complete the registration formalities. I have spoken with HMLR directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
get in touch with your solicitor - if you are not getting sensible responses, enquire as to their internal complaints process and amplify your concerns to a Partner. Registrations for Cwmbran conveyancing are not known to be particularly slow.