Just contacted my conveyancing lawyer in Fforestfach who completed the legal work 18 months ago and wanted a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold premises) of almost identical values with a home loan from Barclays . It looks as though am now being quoted double. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The charges are a bit high. If you are happy to expend time comparing charges you might shave off some of the cost by as much as £125. On the other hand, if you were content with the service the firm provided you maycome to rue opting for an an untested conveyancer. If is important to ensure the solicitor can also act for Barclays . You can use our search tool to choose a Fforestfach conveyancing firm on the Barclays conveyancing panel, which can often include conveyancing solicitors in Fforestfach.
I am purchasing a property mortgage free in Fforestfach. I have resided for the last Seventeen years in Fforestfach. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Fforestfach conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of guidance. One thing to consider; if you are going to sell the house one day, it may be of relevance to your future purchaser what the searches determine. On occasion premises with functional issues can still reveal unexpected search results. A competent conveyancing solicitor in Fforestfach should be able to give you some helpful guidance here.
A friend informed me that in buying a property in Fforestfach there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Fforestfach which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Fforestfach should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed conveyancing lawyers locally in Fforestfach on the Virgin Money solicitor panel. They have just invoiced me an additional amount for handling the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not dictated by Virgin Money but by your Fforestfach conveyancing practitioner. Some firms on the Virgin Money panel will levy ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Fforestfach solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My friend suggested that where I am purchasing in Fforestfach I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Fforestfach conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Fforestfach around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Fforestfach Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Fforestfach.
My wife and I own a semi-detached Victorian house in Fforestfach. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fforestfach and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Fforestfach is the location of the property. Is there any advice you can give?
Flying freeholds in Fforestfach are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fforestfach you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fforestfach may decide 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.