The Monmouthshire conveyancing firm handling our Monmouthshire conveyancing has discovered a discrepancy when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are purchasing a house and need a conveyancing solicitor in Monmouthshire who is on the Barclays solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Monmouthshire.
Have just purchased a repossessed house at auction in Monmouthshire. Conveyancing is required. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you will need to choose a conveyancing lawyer quickly as you are faced with a pending a drop dead date to complete the purchase. An auction property should have a bespoke legal pack. This will include most,if not all of the documents that your conveyancer requires. In the case of leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.
How can we tell if a Monmouthshire conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Monmouthshire obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.
I recently had an offer agreed on an apartment in Monmouthshire. My mortgage broker suggested a lawyer. I paid an upfront payment of £225. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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 have a renovated Edwardian property in Monmouthshire. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the matching address. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 Monmouthshire and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who carried out the work.
I am purchasing my first flat in Monmouthshire with a mortgage from Barclays . The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this side-deal as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Monmouthshire and how can your lawyers assist?
The 1954 Act gives security of tenure to business lessees, giving them the right to make a request to court for a renewal lease and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Monmouthshire is one of the hundreds of areas of the UK in which the firms we work with are based