Am I correct in assuming that the fact that my conveyancer in Pontypridd is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pontypridd conveyancing practice and ask them why they are no longer on the approved list for your lender.
We have very pushy sellers who has insisted on a exclusivity contract with a down payment 10k. Are such agreements sensible?
Lock out contracts are contracts binding a property seller and purchaser giving the buyer the sole right to purchase the premises for a set period of time. For all intents and purposes, a lock out is a document stating that you should receive a contract at a later date which is the main conveyancing contract. It tends to be utilised for buyer confidence though in some cases, the owner may enjoy an upside from such agreements as well. There are numerous positives and negatives to having an agreement but you should to check with your conveyancer but beware that it may end up costing you extra in conveyancing charges. In light of these reasons these agreements are avoided in relation to conveyancing in Pontypridd.
We hope to to buy with Norwich and Peterborough Building Society. I popped in a few high street solicitors yet am unable to find a Pontypridd conveyancing firm on the Norwich and Peterborough Building Society panel. Can you assist?
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type Pontypridd or your preferred area and you will see numerous solicitors based in Pontypridd or by proximity to you.
Me and my partner are buying a house in Pontypridd. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to put our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are due to move property in April. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Pontypridd. Conveyancing lawyer was chosen before I stumbled across your website.
On the day of completion you will need to pick up the house keys from the property agent however this should only occur once the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should inform the removal company that you are ready to move in. We do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Pontypridd or a firm that specialises in conveyancing in Pontypridd.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Pontypridd solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
What will a local search reveal concerning the house we're purchasing in Pontypridd?
Pontypridd conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays an important role in most Pontypridd conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will supply information 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 13 topic areas.
What does commercial conveyancing in Pontypridd cover?
Pontypridd conveyancing for business premises incorporates a broad array of advice, supplied by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.