We decided to purchase a newbuild apartment in Vale Of Glamorgan with a residential mortgage from Barclays .We would like to retain our Vale Of Glamorgan conveyancing lawyer but Barclays says he's not listed on their approved list of firms. It seems we are left with little choice but to instruct a Barclays panel firm or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that solicitors must be on the Barclays solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays
I am helping my niece sell her house in Vale Of Glamorgan. Will the solicitor order the energy assessment or it is for the seller to coordinate?
Following the demise of HIPs, energy assessments was left as a compulsory component of selling a house. An energy performance certificate needs to be to hand prior to the property being advertised. This is not a task that conveyancers normally organise. If you are using a Vale Of Glamorgan conveyancing solicitor they might help arrange EPC’s due to their contacts with long established local assessors
Is it the case that all Vale Of Glamorgan solicitors on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Vale Of Glamorgan conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Will my conveyancer be asking questions concerning flooding as part of the conveyancing in Vale Of Glamorgan.
Flooding is a growing risk for conveyancers dealing with homes in Vale Of Glamorgan. Plenty of people will buy a house in Vale Of Glamorgan, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Vale Of Glamorgan. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine whether the premises has ever been flooded. If the property has been flooded in past which is not notified by the seller, then a buyer could issue a legal claim for losses stemming from an misleading answer. The buyer’s conveyancers will also commission an environmental search. This will indicate if there is a recorded flood risk. If so, additional inquiries should be made.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Vale Of Glamorgan I like with amenity areas and railway links nearby, however it's only got 61 years on the lease. There is not much else in Vale Of Glamorgan for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Vale Of Glamorgan cover?
Vale Of Glamorgan conveyancing for business premises covers a broad array of guidance, provided by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are one month into a freehold purchase having been recommend to solicitors by the high street agent to perform conveyancing in Vale Of Glamorgan. We are not happy. Could you you assist me in finding new solicitors?
A solicitor would have to be really bad to suggest diss instructing them. Has your loan offer been sent? If so you need to inform them of the new contact details and have the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and delays. That should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Vale Of Glamorgan