Is 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 the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 firm and ask them why they are no longer on the approved list for your bank.
We are planning on selling our property in Merthyr Tydfil and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in Merthyr Tydfil. Having lived in Merthyr Tydfil for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in Merthyr Tydfil?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Merthyr Tydfil. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Merthyr Tydfil differ for new build properties?
Most buyers of new build or newly converted property in Merthyr Tydfil approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Merthyr Tydfil tend to purchase 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 Merthyr Tydfil or who has acted in the same development.
As co-executor for the will of my grandmother I am selling a property in Newport but live in Merthyr Tydfil. My conveyancer (who is 235 kilometers from merequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Merthyr Tydfil who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Merthyr Tydfil based
I am purchasing a ground floor flat in Merthyr Tydfil. Conveyancing solicitor is waiting for, from the seller, building insurance paperwork. This afternoon I was advised that the seller needs to forward the insurance schedule for the flat above as well. Why would my solicitor want to see the insurance for the flat above? Is it strictly necessary? We have been stalled for the previous fortnight…
It is not unheard of in leasehold conveyancing in Merthyr Tydfil to discover Conveyancing in Merthyr Tydfil in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the freeholder insuring the complete property - which is definitely preferable. Do double check with your lawyer but it would seem that your solicitor is attempting to verify that the entire building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed due to lack of insurance.