I am not well enough to travel far from Ponthir. I would like to know the reason why all Ponthir solicitors aren't automatically on all mortgage company panels?
Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders removing a number of firms from their official list of approved property lawyers .
Would the conveyancing lawyers Indexed on your site conduct auction conveyancing in Ponthir?
We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. Ponthir is just one of our locations in which our lawyers cover.
I am in the process of refinancing my property in Ponthir, does my lawyer need to be on the Co-operative Solicitor panel?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Ponthir. Do I pick up the keys to the property on completion from my conveyancer? If so, I will appoint a local 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 vendor’s solicitors, and once they have received this, you should be able to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Ponthir conveyancer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative 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 Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Ponthir surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Ponthir is where the house is located. Can you offer any opinion?
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 diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponthir may ascertain 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 premises.
Given that I am about to spend hundreds of thousands of pounds on a terraced house in Ponthir I would like to have a conversation with the solicitor regarding thehouse move before giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Ponthir.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Ponthir should be the amount on the final invoice that you end up paying.