My partner’s dad is a conveyancing practitioner. I expect that I will receive friends and family pricing for conveyancing, However if that does not come through, what kind of costs should I be expecting for conveyancing in Pontyclun?
It’s advisable to obtain 3 or more like-for-like conveyancing estimates. Make use of our comparison tool on this page. The fees will be different but the service one can expect differ between law firms as is true with most professions.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Pontyclun. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Where you plan to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
My wife and I are selling our home in Pontyclun and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Pontyclun. We have lived in Pontyclun for three years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Pontyclun differ for new build properties?
Most buyers of new build residence in Pontyclun approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Pontyclun typically acquire the land, 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 used to new build conveyancing in Pontyclun or who has acted in the same development.
Should I choose a Pontyclun conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can perform the conveyancing however his firm is located over three hundred kilometers away.
The primary upside of using a high street Pontyclun conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should outweigh using an unfamiliar Pontyclun conveyancing solicitor solely due to them being local.
Should one as executor remove a deceased person's details from the title deeds for a property in Pontyclun?
Where a Pontyclun property is co-owned and one of the owners passes away, their name will not automatically be removed from the title deeds. It is not necessary to amend the title as when it comes to a disposal your conveyancer would just be required to supply proof as to the reason the joint owner is not a party to the contract, normally this is in the form of a grant of probate.
With the aim of making things smoother in the future you can apply to have the deceased name erased from the title entries by submitting an application to HMLR with proof of the death. There is no land registry fee payable.