Is the fact that my solicitor in Torfaen is not on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Torfaen conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I are getting closer to an exchange on a house in Torfaen and my parents have transferred the ten percent deposit to my solicitor. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The solicitor is duty bound to check with lender to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Can I use your services to locate a Conveyancing solicitor in Torfaen even if I’m not purchasing or selling a house, for instance where I wish to buy an office in Torfaen with a mortgage from Lloyds TSB Bank?
Our comparison service is primarily there to find residential conveyancing solicitors in Torfaen but we have recorded towards the bottom of this page a few Torfaen commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Lloyds TSB Bank
There are plenty of conveyancing solicitors in Torfaen but how do I know who I should use?
Do not opt for the cheapest Torfaen conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are due to move home in February. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Torfaen. Conveyancing lawyer was organised prior to coming across this site.
On the afternoon of completion you will need to collect the house keys from the property agent however this can only be done when the previous owners conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you can inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Torfaen or a firm with expertise in conveyancing in Torfaen.
We have a mortgage agreed in principle with TSB. Torfaen conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from TSB?
There is no definitive answer here. Have TSB done the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been on the look out for a flat up to £235,500 and identified one round the corner in Torfaen I like with amenity areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Torfaen in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
My company is looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Torfaen for less than £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Torfaen, including the sale and acquisition of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. As for the fees this will depend on the structure and nuances of the deal. Please provide us with your details or call so as to enable us to furnish you with a detailed commercial conveyancing calculation.