Having sold my house in Tonypandy last April yet the purchaser is e-mailing daily to say their conveyancer needs to hear from mine. What are the post completion sale legalities following completion?
Post completion of your house sale your solicitor should deliver the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor must also confirm that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Tonypandy.
Please explain the implications if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Tonypandy?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A colleague advised me that if I am buying in Tonypandy I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Tonypandy conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Tonypandy around the property and the people living there. It incorporates 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 details, Tonypandy Education with maps and statistics, Local Amenities and other useful data concerning Tonypandy.
Me and my brother purchased a terraced Victorian property in Tonypandy. Conveyancing practitioner acted for me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tonypandy and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the work.
I'm purchasing my first flat in Tonypandy with a mortgage from Accord Mortgages Ltd. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about the deal as it will jeopardize my loan with the lender. 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.
Whilst your website is a good idea there are many lawyers listed near Tonypandy being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?
We do not recommend specific Tonypandy firms as the right Tonypandy conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Tonypandy knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..