My financial adviser requires my Ponthir solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Ponthir branch but they don't know it.
The sensible thing to do is ask for this information from your Ponthir property lawyer . They should have a central record lender panel numbers.
This question may be naive but I am unexperienced as a 1st time buyer of a garden flat in Ponthir. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Ponthir?
On the day of completion you will not be required to attend the conveyancers office in Ponthir. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you will be able to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
We previously selected conveyancing lawyers with offices in Ponthir on the TSB solicitor panel. They have just invoiced me a separate amount for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by TSB but by your Ponthir conveyancer. Plenty of firms on the TSB panel will quote an ‘acting for lender’ fee and others do not.
Coventry BS have agreed my home loan in principle, my bid on a apartment in Ponthir has been agreed to, what are the next steps?
Your estate agent will need to be advised as to your solicitor's details (make sure the conveyancing practitioners are on the bank’s panel). Call up Coventry BS or your financial adviser and finalise any outstanding paperwork. Coventry BS will sellect a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Coventry BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ponthir.
My wife and I own a 4 bedroom Victorian house in Ponthir. Conveyancing lawyer represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 locations in 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 lenders. You can also question the situation with the conveyancing practitioner who conducted the work.
Due to the advice of my in-laws I had a survey completed on a house in Ponthir in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders may refuse to give a mortgage on this type of property.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ponthir. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to instruct a Ponthir conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can handle the conveyancing but her office is 300kilometers drive away.
The benefit of a high street Ponthir conveyancing firm is that you can pop in to sign paperwork, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that should surpass using an unfamiliar Ponthir conveyancing solicitor solely due to them being based in the area.
We are midway through buying a property in Ponthir. Conveyancing lawyer has told us the title is "Leasehold". Does this impact the marketability of the property?
Ponthir conveyancing does not ordinarily involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the marketability too much.
At the other end of the spectrum, if it's, say, 50 years it will have a adverse impact on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease to be supplied to your conveyancer.