The Port Talbot conveyancing firm handling our Port Talbot conveyancing has uncovered a difference between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor says that he is duty bound to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What is the difference between a licensed conveyancer and conveyancing solicitor in Port Talbot
There are many recorded licenced Conveyancers in Port Talbot and Solicitor firms in Port Talbot who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We were going to get a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Port Talbot solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Port Talbot solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
After shopping around on the internet I have found a Port Talbot conveyancer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Port Talbot postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Port Talbot.
A relative recommended that if I am buying in Port Talbot I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Port Talbot conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Port Talbot around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Port Talbot.
3 months have elapsed since my purchase conveyancing in Port Talbot concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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.
About to purchase a new build flat in Port Talbot. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Port Talbot
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
My husband and I are FTB’s - agreed a price, but the agent has warned us that the vendor will only go ahead if we use the agent's preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Port Talbot
We suspect that the owner is unaware of this request. If they want ‘a quick sale', taking such a hostile approach to 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 comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Port Talbot conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing targets pre-set by corporate headquarters.