I am expecting a mortgage with Lloyds. I intend to enlist the help of a Licensed Conveyancer in Monmouthshire. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
AssumingI were to acquire a freehold homein Monmouthshire for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Monmouthshire?
The sole saving you would make on is the Monmouthshire conveyancing searches. Your solicitor still got to do everything else - money laundering, liaising with the sellers solicitor, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge however it will not be significant.
As I am unsure how the conveyancing process works what is the most important piece of guidance you can give me concerning purchase conveyancing in Monmouthshire?
Not many law firms or advisers will tell you this but conveyancing in Monmouthshire and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the house moving process. For instance, the vendor, property agent and sometimes a lender. Appointing a law firm for your conveyancing in Monmouthshire is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to look after your legal interests and to keep you safe.
There is a worrying increase in the "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your lawyer ahead of the other players in the conveyancing process.
How does conveyancing in Monmouthshire differ for newly converted properties?
Most buyers of new build premises in Monmouthshire come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Monmouthshire typically purchase the land, 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 used to new build conveyancing in Monmouthshire or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Monmouthshire ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Monmouthshire. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I will soon part with hundreds of thousands of pounds on a terraced house in Monmouthshire I would like to talk to a conveyancer about myhome move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Monmouthshire.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Monmouthshire should be the figure that you end up paying.