Forgive me if this question is silly but I am new to the process as FTB of a two bedroom flat in Llanwrtyd Wells. Do I pick up the keys to the house on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in Llanwrtyd Wells?
On the day of completion you do not need to go to the conveyancers office in Llanwrtyd Wells. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
My fiancee and I are spending time viewing houses in Llanwrtyd Wells and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with HSBC.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
Completion of my purchase has taken place for my property in Llanwrtyd Wells. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have been told that property searches are a common cause of hinderance in Llanwrtyd Wells house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Llanwrtyd Wells.
How does conveyancing in Llanwrtyd Wells differ for new build properties?
Most buyers of new build premises in Llanwrtyd Wells come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Llanwrtyd Wells typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanwrtyd Wells or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Llanwrtyd Wells is the location of the property. Can you shed any light on this issue?
Flying freeholds in Llanwrtyd Wells are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanwrtyd Wells you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanwrtyd Wells may decide 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.
As co-executor for the estate of my grandmother I am selling a residence in Neath but reside in Llanwrtyd Wells. My lawyer (who is 235 kilometers awayhas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Llanwrtyd Wells to witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Llanwrtyd Wells
I'm remortgaging a bungalow in Llanwrtyd Wells. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Is this a big problem?
Not every individual in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.