We see that you have a post code search directory listing solicitors on the Nottingham conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Hengoed?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hengoed.
We have a mortgage agreed in principle with Clydesdale. Hengoed conveyancing solicitors are appointed. How long does it take for Clydesdale to issue the offer to the solicitor?
There is no definitive answer here. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Hengoed property lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I currently have a mortgage with Nottingham for my property in Hengoed. Conveyancing has been completed some time 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 Nottingham?
Nottingham must be informed of your intention before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let 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 Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
I am looking for a flat up to £245,000 and found one close by in Hengoed I like with open areas and station in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Hengoed in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
How difficult is it to switch solicitor as I need to instruct a firm on the Nottingham Building Society conveyancing panel. I instructed a local conveyancing solicitor in Hengoed five minutes from me but she is not accepted by Nottingham Building Society
We will our best to assist in finding you a conveyancing solicitor in Hengoed on the Nottingham Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Hengoed. Using search facility on this page, you can scrutinise fees for conveyancing solicitors in Hengoed and throughout England and Wales.
As co-executor for the estate of my aunt I am disposing of a residence in Cardiff but reside in Hengoed. My conveyancer (who is 260 miles from merequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Hengoed to attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Hengoed
I've found a house that seems to be perfect, at a reasonable price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Hengoed. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Hengoed ?
The majority of houses in Hengoed are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Hengoed in which case you should be shopping around for a Hengoed conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.
Hengoed Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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Best to be warned whether changing the roof or some other major work is anticipated to be shared by the tenants and will materially increase the the service charges or necessitate a specific payment. Does the lease include onerous restrictions? Plenty Hengoed leasehold apartments will have a service bill for the upkeep of the building levied on behalf of the freeholder. Where you purchase the apartment you will have to pay this contribution, usually in instalments during the year. This could be anything from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a ground rent to be met yearly, normally this is not a exorbitant sum, say around £25-£75 but you need to check it because sometimes it can be prohibitively expensive.