It has come to my attention via my financial adviser that my Talsarnau solicitor is not on the bank Conveyancing panel. How can I check?
The best course of action for you to take is to contact your Talsarnau lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Talsarnau conveyancing practice that is on the conveyancing panel for your lender.
Would the conveyancing practitioners to be found on your site handle auction conveyancing in Talsarnau?
We know of a number of auction solicitors we can connect you with those conducting auction conveyancing. Talsarnau is just one of hundreds of locations in which our lawyers are based.
I am helping my niece sell her property in Talsarnau. Does the conveyancing solicitor commission an energy assessment or it is for me to see to?
After the demise of Home Packs, EPC’s became a mandatory part of moving house. An energy assessment needs to be to hand prior to the property being put on the market. This is not something that lawyers normally organise. If you are using a Talsarnau conveyancing solicitor they may be able to arrange EPC’s due to their contacts with reputable local accredited person
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The Talsarnau solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Talsarnau 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. You may wish to consider appointing your own Talsarnau surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just acquired a detached house in Talsarnau , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Talsarnau conveyancing solicitor works at snail pace, so I want to check the registration is dealt with.
As far as conveyancing in Talsarnau is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd parties. As of today roughly three quarters of submission are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the purchaser is living at the premises therefore 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I was pointed in your direction by a couple of local selling agents in Talsarnau to choose a property lawyer on your site. What’s the financial advantage for Estate Agents to promote your services ahead of a competitor’s?
We refuse to give any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My husband and I are new to the buying process - agreed a price, yet the property agent advised that the owners will only move forward if we use their recommended conveyancers as they want an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Talsarnau
It is improbable the sellers are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Talsarnau conveyancing lawyers - not the ones that will earn their estate agent a commission or achieve conveyancing figures pre-set by head office.