We were about to retain a conveyancing solicitor in Neath endorsed by you but have come across some other quotes via the web appear cheaper – why is this?
There are lots of solicitors marketing at first sight what seems to be cut price. Our advice is to think twice as to how important this transaction is to you that want to be penny wise pound foolish in relation to the standard of the conveyancing. Many of them highlight a cheap quote to catch your eye but conceal supplemental fees in the small print..
I had intended to instruct a conveyancing solicitor in Neath for our house purchase. Our broker informed us that our mortgage company Leeds Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies tend to restrict either the category or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have decided to limit the number of firms they permit to act for them. You should note that Leeds Building Society have no responsibility for the quality of advice provided by any member of Leeds Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there remains differing opinions about the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Neath only carry out one or two conveyances a year.
Me and my brother have a terraced Victorian house in Neath. Conveyancing practitioner acted for me and Halifax. 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 with the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for 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 buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
Is it possible to change conveyancer as I have to retain a firm on the Halifax conveyancing list. I was using a local conveyancing solicitor in Neath five minutes from me but he is not accepted by Halifax
It would be our pleasure to assist you select a conveyancing solicitor in Neath on the Halifax panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Neath. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Neath.
My husband and I are FTB’s - had an offer accepted, yet the estate agent informed us that the seller will only go ahead if we appoint the agent's recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Neath
We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to use your own,trusted Neath conveyancing solicitors - rather thanthe ones that will give their estate agent a commission or hit his conveyancing figures pre-set by senior management.
I have recently realised that I have Seventy years unexpired on my flat in Neath. I need to extend my lease but my freeholder is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. In some cases an enquiry agent would be useful to conduct investigations and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Neath.
Leasehold Conveyancing in Neath - Sample of Queries before buying
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How many of the leaseholders are in arrears for their service charge payments? The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this situation the tenants have control and although a managing agent is frequently employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Can you tell me if there are any major works in the planning that could increase the service fees?