We are hoping to acquire a 3 bedroom flat in Hengoed with a mortgage. We have a Hengoed lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Hengoed conveyancing practitioner as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hengoed conveyancing solicitor to apply to be on the conveyancing panel.
As a novice what is the most important piece of guidance you can impart about purchase conveyancing in Hengoed?
You may not hear this from too many lawyers but conveyancing in Hengoed or throughout Caerphilly is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and on occasion your bank. Choosing a law firm for your conveyancing in Hengoed should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to act in your best interests and to keep you safe.
There is a worrying increase of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above the other parties in the home moving process.
we are a couple who are purchasing a 1 bedroom flat in Hengoed with a loan from Halifax.We have a Hengoed conveyancing practitioner but Halifax advised that she’s not listed on their "panel". we are left little option but to use a Halifax panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?
No, not really. The loan issued to you contains terms and conditions, a common one being that solicitors must be on the Halifax conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Halifax
What is the difference between a licensed conveyancer and conveyancing solicitor in Hengoed
Two types of professional can execute conveyancing in Hengoed namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or purchase of property. They are both required to perform Hengoed conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all necessary procedures will be accurately adhered to.
Can I be sure that the Hengoed conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Hengoed getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
I currently have a mortgage with Barclays for my property in Hengoed. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Hengoed for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hengoed conveyancing specialists.
How does conveyancing in Hengoed differ for newly converted properties?
Most buyers of new build residence in Hengoed contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Hengoed usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hengoed or who has acted in the same development.