Am I correct in assuming that the fact that my conveyancer in Usk is not on my mortgage company's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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. Should you be concerned you should contact the Usk conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Having sold my house in Usk last September yet the purchaser is Skype messaging every few hours to moan that his conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your lawyer should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers lawyers. There is unlikely to be post completion tasks just for conveyancing in Usk.
How can we know in advance if a Usk conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Usk getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
I had a mortgage agreed in principle with Principality. Usk conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Principality?
There is no definitive answer here. Have Principality conducted the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Usk. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Usk 10 years ago have long since closed. What do I do?
You no longer need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
Last July I purchased a leasehold house in Usk. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a leasehold flat in Usk, conveyancing was carried out May 2005. How much will my lease extension cost? Corresponding flats in Usk with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2094
You have 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My estate agent has recommended their conveyancing practitioner for my conveyancing in Usk - Is it not simpler better to just instruct them?
You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a lawyer. There are plenty of Usk selling agents who recommend two or three Usk conveyancing firms and get nothing from it.