I am soon to exchange on the purchase of a property in Pontypridd but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller of £3k by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement however Barclays will not permit this. Should they have been involved?
Any property lawyer being on a Barclays approved list is duty bound to advise Barclays of any variations to the sale price. If you were to refuse your solicitor to notify the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancing practitioner for your conveyancing in Pontypridd.
We are close to exchanging contracts on the sale of our home in Pontypridd and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Pontypridd lawyer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Pontypridd. We have lived in Pontypridd for six years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been 4 months since my purchase conveyancing in Pontypridd completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Pontypridd and how can you help?
The 1954 Act affords a safeguard to business leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Pontypridd is one of the hundreds of areas of the UK in which our lawyers have offices
Am I best advised to use a Pontypridd conveyancing practitioner based in the location that I am buying? I have an old university friend who can handle the legal formalities however her office is approximately 350miles away.
The benefit of a high street Pontypridd conveyancing practice is that you can visit the firm to execute paperwork, present your identification documents and pester them where appropriate. Having local Pontypridd know how is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that should trump using an unknown Pontypridd conveyancing solicitor just because they are round the corner.
My nephew is just in the process of moving house, he had his mortgage in principle. After the offer was accepted on house we rang the bank to issue the formal offer. I was disappointed to learn that mortgage companies do not accept all lawyer, they have to be on a list, is this right?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Pontypridd conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.