I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Glynneath with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am selling our home in Glynneath and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Glynneath conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Glynneath. Having lived in Glynneath for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Just had an offer accepted on a new build flat in Glynneath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Glynneath
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I decided to have a survey done on a house in Glynneath ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to issue a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Glynneath. Conveyancing will be smoother if you use a solicitor in Glynneath especially if they are accustomed to such properties in Glynneath.
Taking into account that I will soon part with hundreds of thousands of pounds on a garden flat in Glynneath I would like to talk to a conveyancer regarding thehouse move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Glynneath.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Glynneath should be the figure that you are charged.
In my capacity as executor for the will of my grandfather I am disposing of a property in Cardiff but live in Glynneath. My solicitor (based 250 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Glynneath to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Glynneath