Our bank has recommended a law firm on their panel based in Monmouthshire but I would rather choose a conveyancing lawyer in Monmouthshire local to me. Can you assist?
The minority of Monmouthshire conveyancing firms are listed all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to locate a Monmouthshire conveyancing solicitor on the on the bank panel.
Can I be sure that the Monmouthshire conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Monmouthshire getting recommendations is a sensible start. 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 advise that you speak with the lawyer conducting your transaction.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Monmouthshire lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Monmouthshire solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal concerning the property we're buying in Monmouthshire?
Monmouthshire conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Monmouthshire conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I am buying my first flat in Monmouthshire with a mortgage from TSB. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my solicitor about the side-deal as it could impact my loan with TSB. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My partner has recommend that I appoint his lawyers for conveyancing in Monmouthshire. Should I use them?
No doubt it’s preferable to choose a conveyancing practitioner is to have guidance from friends or relatives who have actually previously instructed the conveyancer that you are are thinking of instructing.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.