We are looking to buy a flat and require a conveyancing solicitor in Pantymwyn who is on the Clydesdale conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Pantymwyn.
My grandmother passed away last year and as sole heir and executor I was left the property in Pantymwyn. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
What can a local search reveal regarding the property my wife and I buying in Pantymwyn?
Pantymwyn conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Pantymwyn conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
How does conveyancing in Pantymwyn differ for new build properties?
Most buyers of new build premises in Pantymwyn approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Pantymwyn usually acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in Pantymwyn or who has acted in the same development.
I opted to have a survey carried out on a house in Pantymwyn ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pantymwyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pantymwyn to see if the conveyancing costs will increase in light of this.
We're FTB’s - agreed a price, yet the selling agent informed us that the owners will only go ahead if we use their chosen lawyers as they want a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Pantymwyn
We suspect that the owner is unaware of this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Pantymwyn conveyancing solicitors - not the ones that will earn the estate agent a introducer fee or meet his conveyancing figures pre-set by head office.