I am approaching an exchange on a flat in Maesteg and my mum and dad have transferred the exchange deposit to my lawyer. I am now advised that as the deposit has not come from me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your lawyer is obliged to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is is a decade since I acquired my house in Maesteg. Conveyancing solicitors have now been instructed on the sale but I can't track down the deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may stored with the solicitor who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Maesteg involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to use a local conveyancing solicitor in Maesteg?
Do check but the the probability is that allocate you one of their panel conveyancers where you take up the "fee-free" deal. Speak to the mortgage company to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Maesteg.
What is the difference between a licensed conveyancer and conveyancing solicitor in Maesteg
Two types of professional can do conveyancing in Maesteg namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. They are both duty bound to carry out Maesteg conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly carried out and that the requirements and procedures should be suitably followed.
I am assisting my niece sell her property in Maesteg. Will the conveyancer order an energy performance certificate or it is for the seller to see to?
After the demise of Home Information Packs, energy performance certificates was retained a mandatory element of moving property. An EPC needs to be commissioned before the property is marketed. This is not something that solicitors normally arrange. If you are instructing a Maesteg conveyancing solicitor they may be able to arrange energy assessments given their relationships with long established local providers
My sealed bid on a semi in Maesteg has been accepted, the owners do however have an associated purchase. The sellers have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Maesteg. What do I do now? When should I get the mortgage application with Principality going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Maesteg conveyancing search fees, etc). First, you should check that your property lawyer is on the Principality approved list. Regarding the next phase this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market many purchasers will apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with the conveyancing in Maesteg.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Maesteg.
Flooding is a growing risk for solicitors dealing with homes in Maesteg. There are those who purchase a property in Maesteg, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their solicitors which can give them a better appreciation of the risks in Maesteg. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out if the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser may issue a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers will also conduct an environmental search. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.
What does commercial conveyancing in Maesteg cover?
Non domestic conveyancing in Maesteg covers a wide array of services, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.