Am I correct in assuming that the fact that my conveyancer in Merthyr Tydfil is not on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Merthyr Tydfil conveyancing practice and enquire why they are no longer on the approved list for your bank.
We expect to receive a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Merthyr Tydfil solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Merthyr Tydfil solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Merthyr Tydfil conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After what seems like an age I have had an offer on a flat in Merthyr Tydfil accepted, the vendors do however have a dependent purchase. The sellers have offered on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Merthyr Tydfil. What should be my next step? When should I get the mortgage application with Yorkshire BS started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Merthyr Tydfil conveyancing search fees, etc). First, you should ensure that your solicitor is on the Yorkshire BS approved list. Concerning the subsequent phase this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with the conveyancing in Merthyr Tydfil.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Merthyr Tydfil. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Merthyr Tydfil
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There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Should I be concerned about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Merthyr Tydfil conveyancing practice?
As is the case with lots of professional services, often recommendations from connections can be most helpful. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward solicitors to appoint. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are free to choose your own lawyer. However, bear in mind that most mortgage providers specify a panel list of lawyers you must use for the mortgage aspect of your conveyancing.
Can you offer any advice when it comes to finding a Merthyr Tydfil conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Merthyr Tydfil conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Merthyr Tydfil conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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Can they put you in touch with clients in Merthyr Tydfil who can give a testimonial? How many lease extensions have they carried out in Merthyr Tydfil in the last year?
Leasehold Conveyancing in Merthyr Tydfil - A selection of Queries Prior to buying
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How long is the Lease? The best form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and although a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent employed by the leaseholders. In the main the outlay for major works are not built into the maintenance charges, albeit that a few managing agents in Merthyr Tydfil obliged tenants to pay into a sinking fund and this is used to offset against major works.
Should I be concerned if there is a problem with the searches carried out as part of my conveyancing in Merthyr Tydfil?
Ordinarily, most issues exposed in Merthyr Tydfil conveyancing search results can be addressed prior to completion or indemnity insurance may be put on cover. It is important to note that although you are buying the property and might be content to accept the search results, your mortgage lender may not, and when all said and done they have the word say.