My apartment in Tregaron is up for sale and I have a purchaser. Will the lawyer have to be on the Skipton conveyancing panel in order to deal with redeeming 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.
Is it correct that all Tregaron CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
is it true that all Tregaron solicitors on the Co-operative conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Tregaron conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide conducted the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We are downsizing from our house in Tregaron and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Tregaron conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Tregaron. We have lived in Tregaron for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with 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 illness)
four months have gone by following my purchase conveyancing in Tregaron completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
I have been on the look out for a ground for flat up to £195,000 and found one close by in Tregaron I like with a park and station nearby, the downside is that it's only got 49 years on the lease. There is not much else in Tregaron for this price, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage that many years may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Taking into account that I am about to spend 450k on a property in Tregaron I would like to talk to a conveyancer concerning thehome move prior to instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Tregaron.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Tregaron should be the figure that you are charged.