Having been referred to your company we were about to appoint conveyancing solicitor in Neath Abbey listed on your site but stumbled across alternative costs illustrations via the web appear less expensive – how come?
There are plenty of solicitors promoting pretending to offer cheap conveyancing, but additionalfees end up with the completion invoice being inflated. According to the Legal Ombudsman costs set out in terms and conditions should be transparent and reasonable raised The law firms that we put forward for conveyancing in Neath Abbey genuinely set out all legal fees for a standard conveyancing case.
At what point can the exchange of contracts happen for domestic conveyancing in Neath Abbey and do I need to be at the conveyancers branch?
If you are local to our conveyancing solicitors in Neath Abbey you are welcome to attend to sign documents. That being said, the law practices we work with provide a nationwide conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Neath Abbey)to be in the office available at the end of the phone to exchange contracts.
My grandmother passed away last year and as sole heir and executor I was left the property in Neath Abbey. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
My wife and I are close to exchanging contracts on the sale of our property in Neath Abbey and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Neath Abbey. Having lived in Neath Abbey for many years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must 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)
I am buying a new build house in Neath Abbey with a mortgage from Platform Home Loans Ltd. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about the extras as it would jeopardize my loan with Platform Home Loans Ltd. 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.
Is it simple use your search facility to locate a conveyancing practitioner in Neath Abbey on the panel for my mortgage?
Step one is to choose a lender such as HSBC Bank, Coventry Building Society or Barclays Direct then choose your preferred area for instance Neath Abbey. Conveyancing practices in Neath Abbey and across England and Wales will then be identified.