The Ebbw Vale conveyancing solicitors that just started acting on my house acquisition in Ebbw Vale have without warning shut down. I chose them because I had to have a solicitor on the Clydesdale conveyancing panel and my previous Ebbw Vale lawyer was not. I issued them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in Ebbw Vale?
Its becoming the norm that commercial conveyancing solicitors in Ebbw Vale will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Ebbw Vale. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ebbw Vale.
For each commercial conveyancing transaction in Ebbw Vale it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Ebbw Vale commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Ebbw Vale.
I have a semi-detached Georgian property in Ebbw Vale. Conveyancing practitioner represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ebbw Vale and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the purchase.
I am purchasing a new build house in Ebbw Vale with a loan from Accord Mortgages Ltd. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my conveyancer about the side-deal as it could jeopardize my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Ebbw Vale is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ebbw Vale are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ebbw Vale you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ebbw Vale may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been advised by numerous property agents in Ebbw Vale to get a quote from a property lawyer on your site. What’s the financial incentive for Estate Agents to recommend your services ahead of a competitor’s?
We refuse to offer any financial incentive for directing people our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.