We were about to choose a conveyancing solicitor in Rhymney found on your site but stumbled across alternative fee calculations on the internet look cheaper – why is this?
You can find numerous conveyancing organisations advertising alleged cheap conveyancing, yet more often than not extracosts result in the completion invoice totally different to the one you expected. In accordance with regulatory requirements charges listed in terms and conditions should be honest and reasonable and be applied The solicitors that we list for conveyancing in Rhymney set out all costs for a residential conveyancing matter.
It is 10 years ago since I acquired my property in Rhymney. Conveyancing lawyers have now been retained on the sale but I am unable to locate my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be archived with the lawyers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Rhymney involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Rhymney. Do I receive the keys to the property on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Rhymney?
On the day of completion you will not be required to attend the conveyancers office in Rhymney. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Are all Rhymney Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved firms?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Rhymney solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend recommended that if I am purchasing in Rhymney I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Rhymney conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Rhymney 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, Rhymney Education with plans and statistics, Local Amenities and other useful information about Rhymney.
It has been 3 months following my purchase conveyancing in Rhymney took place. I have checked the Land Registry site which shows that I paid £175,000 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 premises 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.
How does conveyancing in Rhymney differ for newly converted properties?
Most buyers of new build property in Rhymney come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Rhymney usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Rhymney or who has acted in the same development.