We instructed a high street firm for my conveyancing in Pontprennau last week. After carefully reading the fine print I seewe are responsible for charges even where the transaction does not complete. Would I be best advised to use an on-line solicitor practice offering no move no charge conveyancing in Pontprennau?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to cover those conveyances that do not proceed. You should be mindful that such promotions rarely protect you from expenditure e.g. Pontprennau conveyancing search fees.
Me and my partner are buying a house in Pontprennau. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Pontprennau. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Pontprennau?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being difficult. The Pontprennau solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Pontprennau as I am under pressure to complete inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you are at liberty not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in Pontprennau the following are instances of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
My wife and I have a 4 bedroom Edwardian house in Pontprennau. Conveyancing lawyer represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontprennau and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
How does conveyancing in Pontprennau differ for newly converted properties?
Most buyers of new build residence in Pontprennau approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Pontprennau typically acquire the real estate, 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 Pontprennau or who has acted in the same development.
My husband and I are first time buyers - had an offer accepted, but the property agent told us that the seller will only move forward if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Pontprennau
We suspect that the owner is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the vendors directly and explain that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your own,trusted Pontprennau conveyancing solicitors - as opposed tothose that will earn their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by corporate headquarters.