We selected a local lawyer for my conveyancing in Neath recently. Upon checking the Terms and Conditions it is apparent thatwe are responsible for costs even if the movefalls through. Would I be best advised to choose an on-line lawyer advertising no-sale-no-fee conveyancing in Neath?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be higher to offset the cases that do not go ahead. Do bear in mind that such arrangements generally do not protect you from disbursements such as Neath conveyancing search charges.
It is is a decade since I acquired my property in Neath. Conveyancing lawyers have now been retained on the sale but I can't locate the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be archived with the conveyancers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Neath involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
I am thinking of mortgaging my house in Neath, does my lawyer have to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Are all Neath Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
We are getting a further advance on our mortgage from UBS as we wish to carry out renovations to our property in Neath. Are we obliged to choose a bricks and mortar Neath solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I am expecting a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Neath solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Neath solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Various web forums that I have come across warn that are a common reason for obstruction in Neath house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Neath.
I own a 4 bedroom Edwardian property in Neath. Conveyancing lawyer represented me and Britannia. 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. If a house is not a freehold shouldn't I have been informed?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Neath and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who carried out the work.