My house in Hengoed is up for sale and I have a buyer. Will my property lawyer need to be required to be on the UBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
My wife and I have organised a further advance on our home loan from Clydesdale as we wish to conduct alterations to our property in Hengoed. Are we obliged to select a high street Hengoed solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
We have a mortgage agreed in principle with Bank of Ireland. Hengoed conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Hengoed bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Hengoed conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the lawyer is on the mortgage company panel, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are downsizing from our home in Hengoed and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Hengoed conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Hengoed. Having lived in Hengoed for 5 years we know of no issue. Should we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. 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 life insurance to cover that same sickness)
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Hengoed and how can you help?
The 1954 Act affords a safeguard to business leaseholders, giving them the dueness to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hengoed is one of the many areas of the UK in which the firms we work with have offices
As co-executor for the estate of my father I am disposing of a property in Cardiff but I am based in Hengoed. My solicitor (based 300 miles awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Hengoed who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Hengoed
We are in the process of selling our flat in Hengoed. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount by the freeholder. To date we have issued a cheque for £275 for a leasehold management pack and then a further £117.20 for supplemental questions supplied by the buyers property lawyer.
You will not have any say over the extent of the bill for this information but the average costs for the information for Hengoed leasehold property is £360. For Hengoed conveyancing sales it is standard for the owner to pay for these charges. The freeholder or their agents are under no legal obligation to address these questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that requires capped charges for administrative tasks. There is no prescriptive time frame by which they are duty bound to provide answers.