My flat in Treforest is up for sale and I have accepted an offer. Does the conveyancing practitioner have to be on the Skipton conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
My uncle informed me that in purchasing a property in Treforest there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Treforest which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Treforest should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the only recipient of my late grandmother’s will with all property in now in my sole name, including the house in Treforest. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some mortgage companies would take a sensible view as this clause primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
The mortgage over my property is with HSBC for my property in Treforest. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
Your original mortgage agreement with HSBC will provide that you need their approval in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
3 months have gone by since my purchase conveyancing in Treforest took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Treforest. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Treforest
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Do I need to be suspicious about brokers that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Treforest conveyancing practice?
As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. But there are many players in a conveyancing matter; estate agents, financial adviser and banks may recommend lawyers to use. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are free to appoint your preferred lawyer. Don't forget that most banks specify a panel list of law firms you must use for the lender related work in your transaction.
How much experience do your Treforest conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Treforest conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Treforest conveyancers have worked on recent similar cases.