My partner’s uncle is a solicitor. I am hopeful that I will receive mate’s fee for conveyancing, but if not, what kind of fees should I be expecting for conveyancing in Neath Port Talbot?
You should contrast pricing. Do use our search tool on this site. You will notice that fees seem to contrast greatly but service levels do are distinct between law firms as is true with most professions.
My solicitor has informed me that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Neath Port Talbot?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such policies.
I am currently in the process of buying my council flat in Neath Port Talbot. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Neath Port Talbot solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who dealt with the conveyancing in Neath Port Talbot 4 years ago are no longer around. What are my next steps?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
I'm buying my first flat in Neath Port Talbot benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of extras instead. The estate agent told me not disclose to my conveyancer about the side-deal as it may affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £250,000 maisonette in Neath Port Talbot in just under a week. The managing agents has quoted £360 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Neath Port Talbot?
For the majority of leasehold sales in Neath Port Talbot conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange questions
Where consent is required before sale in Neath Port Talbot
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Neath Port Talbot - Examples of Queries before buying
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It is important to be aware whether changing the roof or some other significant cost is due shortly that will be shared between the tenants and will materially impact the level of the maintenance fees or require a one off payment. Is the freehold reversion owned collectively by the leaseholders? The answer will be useful as a) areas could cause problems in the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to know about it
We are considering using an online solicitor rather than a Neath Port Talbot conveyancing practice. Am I making a mistake?
There are advantages of being able to pop in to a local Neath Port Talbot conveyancing solicitor such as
- signing papers and and when necessary
- getting one on one explanations of things that need explaining
- the ability to complain if matters are not going as expected
When analysing quotes, look carefully for hidden extras. Most decent Neath Port Talbot high street solicitors give an all-inclusive figure. Many online agents seem to offer discounted prices, yet have burried 'extras' in the fine print.