We selected a high street solicitor for my conveyancing in Merthyr Tydfil yesterday. After carefully reading the fine print I noteI am on the hook for costs even if our purchase aborts. Should I go with them or appoint a web based solicitor practice advertising no completion no charge conveyancing in Merthyr Tydfil?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to offset those cases that abort. Please beware that such arrangements generally do not protect you from outlay for instance Merthyr Tydfil conveyancing search costs.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Merthyr Tydfil. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
A friend advised me that where I am buying in Merthyr Tydfil I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Merthyr Tydfil conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Merthyr Tydfil around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Merthyr Tydfil Education with maps and statistics, Local Amenities and other useful data regarding Merthyr Tydfil.
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 quick, no chain conveyancing. Merthyr Tydfil is the location of the property. What do you suggest?
Flying freeholds in Merthyr Tydfil are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merthyr Tydfil you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil 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.
Should I be concerned by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Merthyr Tydfil conveyancing company?
As is the case with lots of professional services, often recommendations from connections can be extremely useful or valuable. But there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. Don't forget that many lenders have an approved list of conveyancers you are obliged to use for the lender related work in your home move.
My partner and I are are seeking to find a quality conveyancing solicitor in Merthyr Tydfil to assist me in selling my apartment. I I am fearful of appointing the wrong one but with plenty Merthyr Tydfil conveyancing solicitors to choose from...who do I opt for?
If you have never used a lawyer previously, a personal recommendation from family or friends is a preferable starting point and is often a good indicator of quality. As an alternative option, take a look at the client feedback viewable on your conveyancer’s website or use our search tool to find a conveyancing lawyer in Merthyr Tydfil.