I chose a Risca based solicitor for our conveyancing in Risca recently. Looking through the Ts and Cs I seeI am liable for charges even if the movefalls through. Should I ditch them and use an internet solicitor practice offering no completion no cost conveyancing in Risca?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract those conveyances that fail to complete. Please beware that these deals generally do not protect you from expenses by way of example Risca conveyancing search expenses.
Do I have to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Risca so that I can attend their offices when needed.
Most conveyancing panel lawyers for lenders carry out the vast majority of work via Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Risca bank branch on numerous occasions and was told they are content with the situation and they would lend. My Risca conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?
The lawyer has to comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer agreed on an apartment in Risca. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Risca solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 Risca postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Risca.
I used Wolstenholmes several years past for my conveyancing in Risca. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Risca of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Risca is where the house is located. Can you offer any assistance?
Flying freeholds in Risca are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Risca 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 Risca 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 residence.
We're novice buyers - agreed a price, but the property agent informed us that the vendor will only move forward if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Risca
It is improbable the owners are behind this. Should the seller desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to use your preferred Risca conveyancing solicitors - rather thanthose that will give their negotiator at the agency a kickback or hit his conveyancing thresholds demanded by HQ.