My husband and I are planning to buy a house in Hengoed and have instructed a Hengoed conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Birmingham Midshires have this morning contacted us to inform me that there is now an issue as our Hengoed conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. 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 Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Hengoed lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a Hengoed based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers where you take up the "fee-free" incentive. Contact the bank to see if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Hengoed.
What is the difference between a licensed conveyancer and conveyancing solicitor in Hengoed
There are many recorded licenced Conveyancers in Hengoed and Solicitor firms in Hengoed to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am expecting a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Hengoed solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hengoed solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
My fiancee and I are in the throws of looking at flats in Hengoed and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Co-operative.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I have been on the look out for a flat up to £235,500 and identified one close by in Hengoed I like with a park and transport links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Hengoed suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
What makes your site different to alternative internet conveyancing brokers for conveyancing in Hengoed?
At this site secure a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Hengoed. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' solicitors paying the highest commission, as opposed to the best value conveyancing in Hengoed
In surfing the internet for the term conveyancing in Hengoed it reveals numerous property lawyersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?
The ideal method of finding the right conveyancer is through a trusted testimonial, so enquire of colleagues and family who have acquired a property in Hengoed or the respected estate agent or mortgage broker. Costs for conveyancing in Hengoed vary, so it's advisable to secure a minimum of four quotes from different solicitors. Be sure to secure confirmation that the fees are fixed.