We are planning to acquire a house and need a conveyancing solicitor in Pontyclun who is on the Barclays conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Pontyclun.
This question may be naive but I am new to the process as a 1st time purchaser of a ground floor flat in Pontyclun. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Pontyclun?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you will be able to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
My conveyancer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Pontyclun?
The appropriate level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
My offer on a house in Pontyclun has been accepted, but there is a chain. The vendors have offered on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Pontyclun. What do I do now? When do I get the mortgage application with Kent Reliance going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, Pontyclun conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Kent Reliance conveyancing panel. Regarding the next phase this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market some purchasers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Pontyclun.
It has been five months since my purchase conveyancing in Pontyclun took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Pontyclun is where the house is located. Can you offer any opinion?
Flying freeholds in Pontyclun are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontyclun you must be sure that your lawyer goes 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 Pontyclun 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.
I was pointed in your direction by a number of property agents in Pontyclun to choose a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to market your site over and above another?
We don’t make any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
The conveyancing solicitors carrying out our conveyancing in Pontyclun has forwarded documents to review that state the land is unregistered with epitome documents. How can it be that the property not currently recorded at HM Land Regsitry?
It is rare for property in Pontyclun to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Pontyclun conveyancing practitioners should be familiar with this type of conveyancing but where uncertainty prevails the prevailing recommendation these days is for the vendor’s solicitor to register the title first and thereafter sell - this can though naturally result in a drawn-out home move.