Me and my fiance are buying a 2 bedroom apartment in Pontypool with a mortgage. We would like to retain our Pontypool solicitor, but the bank advise she’s not on their "panel". It seems we have no option but to select one of the bank panel conveyancing practices or continue with our Pontypool solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; can we not require that the mortgage company use our Pontypool property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pontypool conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing solicitors identified via your search tool execute conveyancing in Pontypool by way of an attended exchange?
There are a few conveyancing experts who can conduct personalised exchanges. Please e-mail us to secure a conveyancing quote and details as to availability.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who did the conveyancing in Pontypool 4 years ago no longer exist. What are my next steps?
You no longer need to hold title original deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Pontypool is where the house is located. Is there any guidance you can impart?
Flying freeholds in Pontypool are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontypool you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontypool 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 residence.
What advice can you give us when it comes to appointing a Pontypool conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Pontypool conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Pontypool conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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Can they put you in touch with clients in Pontypool who can give a testimonial?
Pontypool Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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You will want to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Enquire of other people whether they are happy with them. Finally, find out the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money. Who are the managing agents? Please note if it is fewer than 80 years it will affect the value of the property. Check with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely require a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you will be be obliged to have owned the premises for two years in order to be eligible to carry out a lease extension.
The property lawyers conducting our conveyancing in Pontypool has sent papers to review that state the land is unregistered with epitome documents. Is it not the case that all properties in Pontypool are registered?
It is unusual for premises in Pontypool to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Pontypool conveyancing solicitors will be familiar with this type of conveyancing but in the event that uncertainty exists the conventional guidance these days appears to be for the seller to register the title first and then deal with the disposal - this undoubtedly cause a prolonged home move.