I was told recently by my IFA that my Neath Abbey lawyer is not on the bank Conveyancing panel. How can I check?
The sensible course of action for you to take is to call your Neath Abbey conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Neath Abbey conveyancing practice that is on the conveyancing panel for your bank.
Having sold my house in Neath Abbey last August yet the purchaser is texting daily to moan that her conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor should send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your conveyancer must also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion steps just for conveyancing in Neath Abbey.
I'm in the process of viewing flats in Neath Abbey and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I intend to finance via a home loan with Nottingham.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being problematic. The Neath Abbey solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Neath Abbey solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Neath Abbey surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have justfound out that Arc property Solicitors have closed. They conducted my conveyancing in Neath Abbey for a purchase of a leasehold flat 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Neath Abbey conveyancing specialists.
Can you provide any top tips for leasehold conveyancing in Neath Abbey from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Neath Abbey can be reduced where you get in touch lawyers the minute you market your property and ask them to put together the leasehold information needed by the buyers’ conveyancers. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is less than 75 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Arranging a new share certificate is often a time consuming process and delays many a Neath Abbey conveyancing transaction. Where a reissued share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Neath Abbey state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you fail to have the approvals in place do not communicate with the landlord without contacting your lawyer in the first instance.
Neath Abbey Leasehold Conveyancing - A selection of Queries Prior to buying
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This information is helpful as a) areas can result in problems for the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the tenants have a dispute with the running of the building you will want to have full disclosure Is anyone aware of any major works anticipated that will increase the service fees? It would be wise to discover as much as you can concerning the company managing the block as they will either make living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues such as the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with them. Finally, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically how they are spending the funds.
My fiance and I have just had an offer accepted on a apartment and had meeting on Friday with the Post Office for the mortgage. They advised us that when it comes to appointing a lawyer that unless they are on their approved panel of property lawyers then we will be subject to an an additional fee of £250+. This is because they would then have to instruct a solicitor to act on their behalf in addition to the one we select for ourselves and we are liable for their fees. I have asked the Post Office to supply me with a list so I can obtain quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
Ask the Post Office what their criteria for joining their panel is for a conveyancer.Thereafter ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Alternatively please use our search tool and we should be able to find you a solicitor in Neath Abbey on the panel for the Post Office.