We chose a Ponthir based solicitor for our conveyancing in Ponthir today. After carefully reading the Ts and Cs it is apparent thatI am liable for fees even if the movedoes not happen. Would I be best advised to appoint an on-line firm promising no move no charge conveyancing in Ponthir?
It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to cover those transactions that do not proceed. Dont forget that such arrangements rarely cover disbursements such your Ponthir conveyancing search expenses.
I own a freehold house in Ponthir but nevertheless pay rent, why is this and what is this?
It is rare for properties in Ponthir and has limited impact for conveyancing in Ponthir but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a two bedroom flat in Ponthir. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Ponthir?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
is it true that all Ponthir solicitors on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
My offer on a house in Ponthir has been agreed to, the vendors do nevertheless have an associated purchase. The owners have placed an offer on somewhere, but it’s not yet tied up, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Ponthir. What do I do now? When do I get the mortgage application with Nottingham started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Ponthir conveyancing search costs, etc). First, you should ensure that your lawyer is on the Nottingham conveyancing panel. As to the next steps this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a rising market the majority of purchasers would apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they ask their property lawyer to move forward with searches.
I used Stirling Law several years past for my conveyancing in Ponthir. Now, I need the documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ponthir of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Ponthir I like with a park and station nearby, however it only has 52 years unexpired on the lease. There is not much else in Ponthir suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years will likely be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Do I need to be suspicious about brokers that I am dealing with are recommending a national conveyancing firm as opposed to a local Ponthir conveyancing practice?
As is the case with many service providers, often referrals from relatives can be most helpful. But there are numerous people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks may recommend conveyancers to retain. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are free to select your own lawyer. Don't forget that the majority of lenders specify a panel list of lawyers you are obliged to use for the lender related work in your home move.