My previous conveyancer has quoted £1700 for no sale no fee conveyancing in Cwmbran. I am hoping to downsize from a Edwardian house for £175,000. Is this expensive? Is it in excess of what I should be paying for conveyancing in Cwmbran?
The charges are a bit high. If you shop around you might get the conveyancing a bit cheaper by say £125. On the other hand, you couldlive to rue choosing an an unknown solicitor. Remember to check the solicitor can act for your lender. You can employ our search tool to choose a Cwmbran conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Cwmbran.
We are buying a newly constructed flat in Cwmbran and my conveyancer is informing me that she is duty bound to the mortgage company to reveal incentives from the builder. I am under pressure to exchange contracts and I have no desire to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We just had an offer accepted to buy with Melton Mowbray Building Society. I went into 3 or 4 high street practices yet am struggling to find a Cwmbran conveyancing firm on the Melton Mowbray Building Society approved list. Can you help?
Feel free to take advantage of the search tool on this page. Please choose the mortgage company and type Cwmbran or your location and you will be presented with numerous conveyancers based in Cwmbran or nearest you.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Cwmbran. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Cwmbran?
On the day of completion you do not need to go to the conveyancers office in Cwmbran. Your solicitors will transfer the completion advance to the seller's solicitors, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
is it true that all Cwmbran conveyancing solicitors on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with Lloyds. I assume I don't need a Cwmbran property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified during conveyancing in Cwmbran?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Cwmbran. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have noted on various online forums that before selecting a conveyancing solicitors they need approved by your mortgage company. I am a FTB but I have an offer in principle from Santander and I already have a local conveyancing lawyer in Cwmbran on standby. Does Santander insist on an approved lawyer to be used? If so, where do I find that list for my conveyancing in Cwmbran?
You should instruct a solicitor that is on the Santander panel. Simply telephone your preferred Cwmbran conveyancing lawyer to check if they are on the Santander panel. If they are not approved you have a couple of alternatives open to you here:
- Proceed with your existing Cwmbran solicitor but Santander will need to retain a solicitor from their conveyancing panel. This will result in additional fees together with probable frustration.
- Appoint a fresh conveyancer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
- Appeal to your conveyancer to seek to join the bank panel.