How do I search for the right lawyer to provide a high level service for my conveyancing in Ponthir?
Option 1 is to ask connections who they would recommend.
Option 2 is to look on the internet for conveyancing in Ponthir. Call two or three listed and request that they forward you their conveyancing charges and speak to the lawyer who will handle your conveyancing beforecommitting.
Option 3 is to use this site to help you find the right solicitors taking into account your unique expectations including the type of property,timings, complexity and who the proposed mortgage company is. Resist the temptation to opt for £99 conveyancing in Ponthir
Our son is purchasing a house that has just been built in Ponthir with a home loan from UBS. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Ponthir. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Ponthir?
On the day of completion you do not need to go to the conveyancers office in Ponthir. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Ponthir solicitor on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I've 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 Ponthir solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ponthir postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Ponthir.
I have a terraced Victorian house in Ponthir. Conveyancing lawyer represented me and Barclays . I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ponthir and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ponthir is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ponthir are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ponthir you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponthir may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been pointed in your direction by a number of estate agents in Ponthir to select a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services ahead of another?
We don’t make any commission for sending work in our direction. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.