My fiance and I are looking to purchase a home in Neath and have appointed a Neath conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Bank of Ireland have this evening contacted us to inform me that there is now an issue as our Neath lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Neath solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Do the conveyancing practitioners that are recommend conduct auction conveyancing in Neath?
There are a number of niche practitioners we can connect you with those specialising in auction conveyancing. Neath is one of our locations in which our lawyers are based.
Just bought a semi-detached house in Neath , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Neath conveyancing solicitor has been very slow, so I want to be sure the registration is concluded.
As far as conveyancing in Neath is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. As of today roughly three quarters of submission are fully addressed within 12 days but some can be subject to extensive delays. Registration is effected after the purchaser has moved in to the property thus post completion formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Neath. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Neath
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.
I decided to have a survey done on a property in Neath in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Neath. Conveyancing may be slightly more expensive based on your lender's requirements.
My brother has encouraged me to appoint his conveyancers in Neath. Should I use them?
Much as we are happy to recommend a Neath conveyancing lawyer it’s preferable to select a conveyancing lawyer is to have guidance from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.