Completed the sale of my flat in Pontypridd last April yet the purchaser is Skype messaging daily complaining that their lawyer needs to hear from myconveyancer. What are the post completion sale formalities following completion?
After completion of your house sale your conveyancer is obliged to deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Pontypridd.
We wish to acquire a purpose built flat in Pontypridd with a homeloan from Leeds Building Society.We would like to retain our Pontypridd conveyancing lawyer but Leeds Building Society advised that she’s not listed on their "panel". We have to appoint a Leeds Building Society panel firm or keep our high street solicitor and pay for a Leeds Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that conveyancers will be on the Leeds Building Society approved list. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society
I'm at the point of viewing apartments in Pontypridd and I am about to put in an offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with RBS.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Pontypridd solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Intending to buy a flat in Pontypridd. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pontypridd property lawyer is on the HSBC conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Pontypridd is where the house is located. Is there any guidance you can give?
Flying freeholds in Pontypridd are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontypridd you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontypridd 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.
My husband and I are new on the property ladder - agreed a price, yet the property agent told us that the vendor will only move forward if we instruct the agent's recommended solicitors as they want a ‘quick sale’. We would rather use a family conveyancer used to conveyancing in Pontypridd
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Pontypridd conveyancing solicitors - as opposed tothose that will earn their negotiator at the agency a commission or hit his conveyancing figures demanded by senior management.
Can a conveyancer remove someone from the title of my property in Pontypridd ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor