I plan on buying a ground floor flat in Neath Abbey. My Conveyancer is not listed on the bank approved panel. Can I still retain my Neath Abbey conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
You have a number of alternatives open to you here
- Complete the purchase with your chosen Neath Abbey solicitor but your lender will need to appoint a conveyancing practitioner on their conveyancing panel. This will result in additional charges together with probable frustration.
- Get a new solicitor to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Appeal to your conveyancing practitioner to attempt to join the bank panel
A colleague pointed out to me me that in purchasing a property in Neath Abbey there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Neath Abbey which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Neath Abbey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am planning to move home in January. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Neath Abbey. Conveyancing lawyer was chosen prior to coming across your website.
On the afternoon of completion you can pick up the house keys from the selling agent but this should only happen when the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you find a conveyancing in Neath Abbey or a lawyer with expertise in conveyancing in Neath Abbey.
Can you help - my lawyer advises that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Neath Abbey?
The appropriate level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
My partner and I are intent on selling our home in Neath Abbey and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Neath Abbey. We have lived in Neath Abbey for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with 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 life insurance to cover that same ailment)
How does conveyancing in Neath Abbey differ for new build properties?
Most buyers of new build residence in Neath Abbey come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because builders in Neath Abbey tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Neath Abbey or who has acted in the same development.
I am on look out for some leasehold conveyancing in Neath Abbey. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Neath Abbey - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Neath Abbey Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
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Best to be warned whether window replacement or some other major work is coming up that will be shared amongst the leaseholders and could well dramatically impact the level of the maintenance costs or require a specific invoice. What is the name of the managing agents? Are any of leasehold owners in arrears of their service charge payments?
Me and my wife have recently had an offer accepted on a house and had an appointment on Friday with HSBC for the mortgage. They advised me that when it comes to selecting a conveyancer that unless they are on their approved panel of property lawyers then we will be subject to an an extra charge of about two hundred pounds. This is because they would then have to appoint a property lawyer to act on their behalf in addition to the one we select on our behalf and we will be on the hook for their invoice. I have requested HSBC to send me with a list so I can seek estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
Ask HSBC what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on loans for HSBC before. If the answer to those is yes, then just double check with HSBC. Another option is to utilise our search tool and we may be able to locate a conveyancing practitioner in Neath Abbey on the panel for HSBC.