I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather use a high street conveyancing solicitor in Narberth?
Do check but the the probability is that give you one of their panel solicitors if you accept the "fee-free" deal. Speak to the lender and check if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Narberth.
I am helping my mother sell her flat in Narberth. Does the conveyancer commission an energy performance certificate or should I organise this?
After the abolition of HIPs, EPC’s was maintained a compulsory part of selling a property. An energy assessment should be to hand prior to the property being marketed. This is not a task that law firms normally organise. Where you are instructing a Narberth conveyancing lawyer they might help arrange energy performance certificates due to their contacts with long established Narberth energy assessors
Have just purchased a repossessed house at auction in Narberth. Conveyancing is necessary. What happens now?
Now that you have for all intents and purposes signed on the dotted line you must hire the services of a conveyancing solicitor soon as you now have a pending a fixed date to complete the property. Every auction property should have an associated auction set of papers. This should include most,if not all of the paperwork that your solicitor requires. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to pass this on to the conveyancer working for you at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Narberth conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
A friend suggested that where I am buying in Narberth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Narberth conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Narberth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Narberth Education with plans and statistics, Local Amenities and other useful data regarding Narberth.
Just bought a semi-detached house in Narberth , how long should it take for the Land Registry to record my ownership? My Narberth conveyancing solicitor has been very slow, so I want to be sure that my purchase is registered.
As far as conveyancing in Narberth registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry need to notify any third parties. As of today roughly three quarters of such applications are fully addressed within 12 days but some can be subject to protracted delays. Registration takes place once the purchaser has moved in to the premises thus post completion formalities is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I'm remortgaging my primary home to a buy to let mortgage with Barclays and intend to use the remaining equity as a deposit on a second property. The location we are looking at is Narberth. Will your lawyers be able to act for the two banks and link together the two deals?
Do use our search tool on this page to be sure that the conveyancers are approved by both lenders. On the basis that they are your solicitor will be able to connect the two deals but you should have a chat with you conveyancer and make clear your desired outcome and needs.
Being a leasehold owner I am on the hook for a service charge for my flat in Narberth. Due to redundancy and personal issues I slipped behind with remittance. The management company agreed a settlement schedule but there is still a couple of currently outstanding.
I want to dispose of the property and I am panicking this can hold me back if I have to discharge the arrears now. I'd like to sell up and then pay them back with the proceeds - is this viable?
Your property lawyer should be in a position to negotiate with the appropriate parties, with a new to seeing if they would accept settlement from sale proceeds. Here is indicative of why it is advisable to appoint a conveyancing practitioner in Narberth as they are likely to enjoy a strong line of communication with the parties.