I opted for a high street lawyer for our conveyancing in Tonyrefail recently. Reviewing the small print I seeI am on the hook for fees even if our purchase doesn't happen. Should I go with them or select an on-line solicitor practice who offer no-sale-no-fee conveyancing in Tonyrefail?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to offset the transactions that do not proceed. Please beware that such promotions generally do not protect you from disbursements for instance Tonyrefail conveyancing search charges.
I am expecting a AIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Tonyrefail solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Tonyrefail solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have paid off my mortgage with Clydesdale. I assume I don't need a Tonyrefail solicitor on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I can not work out if my mortgage offer requires a lease extension. I have called into my local Tonyrefail building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Tonyrefail conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the bank approved list, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 remaining.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Tonyrefail. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Tonyrefail
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I have been on the look out for a flat up to £305k and found one round the corner in Tonyrefail I like with open areas and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Tonyrefail in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Given that I will soon part with over three hundred thousand on 3 bedroom house in Tonyrefail I wish to talk to a solicitor about myhouse move ahead of instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Tonyrefail.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Tonyrefail should be the amount on the final invoice that you end up paying.
Our lawyer in Tonyrefail has requested from me proof of ID documents saying that this is part of his retainer as a conveyancer on the lender Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Tonyrefail conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements