Am I correct in assuming that the fact that my conveyancer in Torfaen is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Torfaen conveyancing firm and ask them why they are no longer on the approved list for your lender.
As someone unfamiliar with the Torfaen conveyancing process what’s your top tip you can give me for the ownership transfer in Torfaen
Not many law firms or advisers will tell you this but conveyancing in Torfaen or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, property agent and even potentially the bank. Choosing a law firm for your conveyancing in Torfaen should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to protect your best interests and to protect you.
Every so often a potential adversary may try and convince you that you should follow their advice. For instance, the estate agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I'm buying my first flat in Torfaen with a mortgage from Britannia. The builders would not reduce the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my conveyancer about the deal as it could impact my mortgage with the lender. Should I keep quiet?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Torfaen before appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Torfaen. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking into buying my first house which is in Torfaen and I am already nervous. I couldn't find anything specific about Torfaen. Conveyancing will be needed in due course but do you know about the Torfaen area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Torfaen. In the meantime here are some basic statistics that we found
In my capacity as executor for the will of my uncle I am disposing of a property in Neath but live in Torfaen. My conveyancer (who is 235 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Torfaen who can attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Torfaen based