My husband and I are only a couple days away from an exchange on a flat in Llanharan and my parents have transferred the ten percent deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?
Your property lawyer is legally required to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
We are purchasing a flat and require a conveyancing solicitor in Llanharan who is on the Bank of Ireland conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Llanharan.
My wife and I are buying a apartment in Llanharan. It might be a silly question but how we can trust a lawyer? On completion day we will need to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Llanharan solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
It is unclear whether my mortgage offer requires a lease extension. I have called my Llanharan building society branch on various occasions and was advised it wasn't an issue and they would lend. My Llanharan conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my conveyancer be asking questions concerning flooding as part of the conveyancing in Llanharan.
Flooding is a growing risk for conveyancers dealing with homes in Llanharan. Some people will acquire a property in Llanharan, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in Llanharan. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past and is not notified by the owner, then a buyer could bring a compensation claim resulting from an incorrect reply. The buyer’s conveyancers will also carry out an enviro report. This will disclose if there is a recorded flood risk. If so, additional inquiries should be carried out.
I am a sole trader intending to take over a lease of a shop on the high street. Can you recommend lawyers offering fixed fees for commercial conveyancing in Llanharan for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Llanharan, including the disposal and acquisition of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the fees this will depend on the structure and complexity of the deal. Please provide us with your details or telephone us so that we can furnish you with a detailed commercial conveyancing quote.
My a decade ago. He has been married, widowed and is now married again. He now wants to the sell the Llanharan property. I think he will simply be asked to supply copies of his marriage certificates to the property lawyer but he is concerned it will frustrate the conveyancing. Should he appoint a conveyancing practitioner to update the Land Registry documents for the property?
You are not required to bring up to date the register on the basis that you have the evidence required to demonstrate how the change of name occurred.
The purchaser’s property lawyer will review the title entries and ask for evidence to establish the name change for example marriage documentation.