Souldusing a Neath conveyancing practitioner make the legal process smoother?
Established third party relationships is an important consideration when appointing conveyancing solicitors. Neath law firms enjoy connections with mortgage brokers and property, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing a well rounded knowledge of the local area also helps too.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Neath so that I can pop in to their offices if required.
As opposed to 12 years ago, most mortgage companies no longer oblige their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to hand over ID documents and there are still manifest advantages to choosing a local solicitor, in your case a conveyancing solicitor in Neath.
We are close to exchanging contracts on the sale of our home in Neath and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Neath lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Neath. We have lived in Neath for six years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
three months have elapsed following my purchase conveyancing in Neath took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Neath benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about this extras as it would put at risk my mortgage with The Mortgage Works. Is this normal?.
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.
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 lender 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 bank 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.