My fiance and I are planning to purchase a house in Glynneath and are in fact using a Glynneath conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Alliance & Leicester have this afternoon contacted us to advise us that there is now an issue as our Glynneath lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Glynneath solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Why is leasehold purchase conveyancing in Glynneath costs more?
The conveyancing costs on a leasehold premises in Glynneath is inevitably more expensive when contrasted to a freehold acquisition or disposal. This is because there is an amount of additional time necessary in communicating with the freeholder and managing agents to obtain information concerning whether the rent and maintenance fee have been discharged and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Glynneath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Glynneath
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I have been pointed in your direction by a few estate agents in Glynneath to find a conveyancer on your site. Is there a financial inducement for Estate Agents to promote your services over and above another?
We refuse to offer any commission for sending work to this site. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the will of my aunt I am selling a property in Swansea but I am based in Glynneath. My conveyancer (based 260 miles awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Glynneath to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Glynneath
I cannot attend my Glynneath conveyancing solicitors office to sign documents for conveyancing in Glynneath – is this a problem?
Not a problem. Glynneath conveyancing solicitors can undertake conveyancing transactions for clients across the country. It is not necessary for you to be able to meet your lawyer in the flesh at a Glynneath conveyancers office. They can undertake everything remotely from their Glynneath premises.