I am getting closer to an exchange on a house in Pontypridd and my mum and dad have sent the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your conveyancing practitioner is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Completed the sale of my flat in Pontypridd last November yet the purchaser is whats apping me to say their lawyer needs to hear from mine. What should my lawyer have done following completion?
After completion of your house sale your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's solicitors. Where appropriate, your lawyer should also send confirmation that the mortgage has been repaid to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Pontypridd.
Is it the case that all Pontypridd solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
I am purchasing a property in Pontypridd. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is HSBC your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Pontypridd.
I recently had an offer agreed on an apartment in Pontypridd. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What does a local search inform me concerning the house we're buying in Pontypridd?
Pontypridd conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Pontypridd conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Pontypridd is the location of the property. Can you offer any assistance?
Flying freeholds in Pontypridd are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontypridd you would need to get your solicitor to go through the deeds very carefully. Your lender 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 residence.
My husband and I are novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only proceed if we instruct their chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Pontypridd
We suspect that the seller is unaware of this requirement. Should the vendor desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Pontypridd conveyancing solicitors - not the ones that will provide their estate agent a referral fee or hit his conveyancing targets set by senior management.