My family solicitor has given a fee estimate £1700 for freehold conveyancing in Pontypridd. I am selling a Victorian detached home for £250,000. This seems over the top. Is it in excess of the average fee for conveyancing in Pontypridd?
The estimate does seem a tad steep. If you shop around you could shave off some of the expense by as much as £125. That being said, you maycome to regret choosing an an untested lawyer. Don't forget to check that the conveyancer can also act for your lender. Do employ our search tool to choose a Pontypridd conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Pontypridd.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Pontypridd. 95% of the properties are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Pontypridd?
Conveyancing Searches are a critical link in the Pontypridd conveyancing process. There are hundreds companies conducting Pontypridd conveyancing searches, as well direct from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
We previously selected conveyancing lawyers locally in Pontypridd on the TSB solicitor approved list. They are now charging me a supplemental charge for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by TSB but by your Pontypridd solicitor. Numerous firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
I am expecting a DIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Pontypridd solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Pontypridd solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
The formalities of my purchase has taken place for my property in Pontypridd. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Pontypridd.
The risk of flooding is if increasing concern for solicitors dealing with homes in Pontypridd. There are those who acquire a house in Pontypridd, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their lawyers which can figure out the risks in Pontypridd. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser could commence a legal claim for losses resulting from an inaccurate reply. A buyer’s lawyers may also commission an enviro report. This should indicate whether there is any known flood risk. If so, additional investigations should be made.
Are there restrictive covenants that are commonly identified as part of conveyancing in Pontypridd?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Pontypridd. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We are in the process of buying a house in Pontypridd. Could our property lawyer have our purchase price private from the likes of Zoopla. what can I do to make sure this is not revealed?
The Land Registry by statute are obliged to specify price paid information on a register of the title for domestic properties countrywide including homes in Pontypridd. The register of title is an open document, so HMLR would be breaching their statutory obligations if they did not permit access to the register.
In essence you can make a request of the Land Registry to hide the price paid entry but the answer would be a No.