I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to instruct a Hirwaun based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you accept the "fee-free" incentive. Contact the lender and explore if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Hirwaun.
We are selling our house in Hirwaun and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Hirwaun. Having lived in Hirwaun for 5 years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor 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 ailment)
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Hirwaun 5 years ago are no longer around. What are my options?
You no longer need to have the physical deeds to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I am purchasing a new build house in Hirwaun with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent advised me not inform my conveyancer about this deal as it could affect my mortgage with Skipton Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Hirwaun is the location of the property. Can you shed any light on this issue?
Flying freeholds in Hirwaun are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hirwaun you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hirwaun may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am using a search engine for the phrase conveyancing in Hirwaun it brings up many conveyancerslocally. How do I determine which is the right conveyancer for purchase transaction?
The preferential method of seeking a suitable conveyancer is via personal testimonial, so enquire of friends and family who have bought a property in Hirwaun or the local estate agent or mortgage broker. Charges for conveyancing in Hirwaun differ, so it's sensible to secure a minimum of three fee estimates from different law firms. Dont forget to clarify what costs in the quote includes.