Is it the case that all Margam solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
My wife and I have organised the release of further monies on our home loan from RBS as we want to carry out improvements to our home in Margam. Are we obliged to select a local Margam solicitor on the RBS conveyancing panel to handle the legals?
RBS would not normally instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
After months of negotiation I have agreed a price on an apartment in Margam. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the property lawyer called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
five months have gone by following my purchase conveyancing in Margam took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in Margam with a loan from Halifax. The developers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my solicitor about the deal as it will adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Margam is where the house is located. Is there any advice you can give?
Flying freeholds in Margam are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Margam 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 Margam 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 premises.
What makes your site different to other web based conveyancing solicitors when it comes to conveyancing in Margam?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Margam. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you select them for your home move in Margam
How varied are the property law services that Margam conveyancing organisations typically advise on?
Generally most Margam conveyancing solicitors will offer a number of assistance to residential and rural land proprietors, vendors, purchasers, freeholders and tenants which may include:
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House sale conveyancing in Margam and elsewhere in the country
Private residential purchase conveyancing in Margam and beyond
Grant and Assignment of Leases Drafting in relation to rights of drainage, services, and access (Easements) Margam conveyancing for property being disposed of by a bank Sale and purchase of shared ownership properties throughout England and Wales rather than just Margam