Can your site be used to recommend a Conveyancing solicitor in Skewen even if I’m not buying or selling a house, for example where I wish to acquire a shop in Skewen with a mortgage from Santander?
Our comparison service is mainly used to get a quote from domestic conveyancing solicitors in Skewen but we have set out towards the bottom of this page some Skewen commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they are also authorised to represent Santander
Completion of my purchase has taken place for my property in Skewen. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The Skewen solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Santander have agreed my home loan in principle, my offer on a property in Skewen has been agreed to, what are the next steps?
The property agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Contact Santander or the broker and finalise any appropriate paperwork. Santander will sellect a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Skewen.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who did the conveyancing in Skewen 5 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I'm buying my first flat in Skewen with the aid of help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it could adversely affect my loan with Barnsley Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to instruct a Skewen conveyancing lawyer based in the area that I am buying? An old friend can deal with the legal work however her office is 200kilometers drive away.
The benefit of a local Skewen conveyancing firm is that you can drop in to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that should trump using an unfamiliar Skewen conveyancing solicitor just because they are Skewen based.
I am tempted by the attractive purchase price for a couple of flats in Skewen which have in the region of 50 years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Skewen. The lease is a right to use the property for a period of time. As the lease shortens the marketability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this area.
I invested in buying a leasehold flat in Skewen, conveyancing having been completed April 2011. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Skewen with a long lease are worth £211,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2093
You have 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.