I plan on purchasing property in Port Talbot. My Conveyancer has never been on on the bank approved list. Can I still retain my Port Talbot conveyancing solicitor even though they are excluded from the mortgage company approved list?
You have numerous alternatives available to you here
- Proceed with your chosen Port Talbot conveyancer but your mortgage company will no doubt retain a lawyer from their approved panel. The net result is additional fees and potential frustration.
- Choose a new property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Appeal to your conveyancer to attempt to join the bank panel
My wife and I are buying a house in Port Talbot. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What protection do we have from them run away with our monies?
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.
I am aiming to move home in December. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Port Talbot. Conveyancing solicitor was found prior to coming across your page.
On the afternoon of completion you can collect the house keys from the property agent however this can only be done after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can help you choose a conveyancing in Port Talbot or a legal practice that specialises in conveyancing in Port Talbot.
is it true that all Port Talbot solicitor practices 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 governed by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.
What will a local search tell me concerning the house my wife and I purchasing in Port Talbot?
Port Talbot conveyancing often commences 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 Port Talbot conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (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 headings.
I'm purchasing my first flat in Port Talbot with a mortgage from Lloyds TSB Bank. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about this extras as it would jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Port Talbot is where the house is located. Can you offer any opinion?
Flying freeholds in Port Talbot are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Port Talbot you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Port Talbot 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 property.
I am in need of some leasehold conveyancing in Port Talbot. Before I get started I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Port Talbot - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a split level flat in Port Talbot, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Corresponding flats in Port Talbot with an extended lease are worth £165,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2102
With 77 years unexpired the likely cost is going to span between £7,600 and £8,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.