Is the fact that my conveyancer in Gwaelod Y Garth is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible 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 top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Gwaelod Y Garth conveyancing firm and ask them why they are no longer on the approved list for your lender.
We are intent on selling our house in Gwaelod Y Garth and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Gwaelod Y Garth lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Gwaelod Y Garth. Having lived in Gwaelod Y Garth for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I own a semi-detached Victorian property in Gwaelod Y Garth. Conveyancing lawyer represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwaelod Y Garth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who carried out the work.
I am buying a new build apartment in Gwaelod Y Garth. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Gwaelod Y Garth
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Am I right to be suspicious about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Gwaelod Y Garth conveyancing firm?
As with many professional services, often input from relatives can be extremely useful or valuable. Yet there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest lawyers to retain. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to select your own lawyer. You need to be aware that the majority of lenders operate an approved list of lawyers you have to use for the mortgage aspect of your transaction.
I’m about to sell my ground floor flat in Gwaelod Y Garth.Conveyancing has not commenced but I have just had a quarterly service charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as you normally would as all rents and maintenance charges should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process