Having sold my house in Merthyr Tydfil last April yet the purchaser is texting daily to say his conveyancer needs to hear from mine. What should have happened following completion?
Post completion of your house sale your lawyer should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion tasks specific conveyancing in Merthyr Tydfil.
There are numerous conveyancing solicitors in Merthyr Tydfil but how do I know who's good?
We would encourage you not to base your choice on the lowest Merthyr Tydfil conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am aiming to move home in June. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Merthyr Tydfil. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the property agent but this should only take place after the previous owners solicitors inform the agent that they have the completion monies and the keys can be released. After that you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a conveyancing in Merthyr Tydfil or a firm with expertise in conveyancing in Merthyr Tydfil.
After weeks of negotiation I have agreed a price on an apartment in Merthyr Tydfil. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £200. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.
I purchased a 4 bedroom Victorian house in Merthyr Tydfil. Conveyancing solicitor represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merthyr Tydfil and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Merthyr Tydfil differ for newly converted properties?
Most buyers of new build or newly converted property in Merthyr Tydfil come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because developers in Merthyr Tydfil usually acquire 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 conveyancing solicitors 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.
I decided to have a survey completed on a house in Merthyr Tydfil prior to retaining conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders will refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Merthyr Tydfil. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Merthyr Tydfil to see if the conveyancing will be more expensive.
I happen to be an executor of my recently deceased mother’s Will, with a property in Merthyr Tydfil which will be marketed. The bungalow is unregistered at the Land Registry and I'm advised that many EAs will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.