Much to our surprise we have been told by our financial adviser that my Torfaen solicitor is not on the lender Conveyancing panel. How can I be sure whether this is correct?
The first thing you need to do is to call your Torfaen lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Torfaen conveyancing practice that is on the approved list of lawyers for your mortgage company.
We are buying our first house. Our lawyer has e-mailedto ask if we would like to take out extra conveyancing searches. We are really unsure what's recommended for conveyancing in Torfaen
The type of Torfaen conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What matters is that you adequately comprehend what information each search could give you. You may then make a decision if you consider that you need that search. Where you are unsure, ask the conveyancing practitioner to recommend.
What is your number one tip for finding a conveyancing solicitor in Torfaen
We would encourage you not to base your choice on the lowest Torfaen conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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.
A relative advised me that in buying a property in Torfaen there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Torfaen which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Torfaen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Planning on purchasing a house in Torfaen. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Torfaen lawyer is on the Leeds Building Society conveyancing panel.
I used Stirling Law several years ago for my conveyancing in Torfaen. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Torfaen of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My father has suggested that I instruct his lawyers for conveyancing in Torfaen. Do I take his recommendation?
There are no two ways about it the best way to select a conveyancing lawyer is to seek guidance from friends or relatives who have actually experience in using the firm that you are contemplating using.
I am in need of some leasehold conveyancing in Torfaen. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is registered - and 99.9% are in Torfaen - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 1 bedroom flat in Torfaen, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Torfaen with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2089
You have 63 years left to run the likely cost is going to range between £16,200 and £18,600 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.