We see that you have a post code search directory identifying firms on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Abercarn?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Abercarn.
We had appointed conveyancers locally in Abercarn on the HSBC solicitor panel. They have just invoiced me a separate amount for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This fee is not dictated by HSBC but by your Abercarn conveyancing practitioner. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
I can not fathom if my lender requires a lease extension. I have called into my local Abercarn building society branch on various occasions and was told they are content with the situation and they would lend. My Abercarn conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. I simply don't know who is right.
Your lawyer has to comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I was told two weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Abercarn is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Abercarn differ for new build properties?
Most buyers of new build or newly converted property in Abercarn come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Abercarn usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Abercarn or who has acted in the same development.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Abercarn and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Abercarn is one of our hundreds of locations in which our lawyers have offices
I have recently realised that I have Fifty years left on my flat in Abercarn. I now want to get lease extension but my freeholder is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the freeholder. On the whole an enquiry agent would be useful to carry out a search and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Abercarn.
Leasehold Conveyancing in Abercarn - A selection of Questions you should consider before buying
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Best to be warned if fixing the lift or some other major work is due in the foreseeable future that will be shared by the leasehold owners and could well dramatically impact the level of the service charges or require a one time payment. Please tell me if there are any major works anticipated that will add a premium to the service costs?
I am hoping to acquire a repossessed flat in Abercarn and the vendor require completion within a week. Do solicitors complete in this timeframe? Would it be better to instruct a local Abercarn firm or an online company that advertises to offer speedy conveyancing?
Visit your Abercarn shopping parade. Go in to 3 solicitor’s offices and ask to talk to a conveyancing solicitor for a quote. Set out your needs and try and obtain a commitment on time frames. Choose the one that seems most efficient. Be sure to choose a lawyer on the list of conveyancers who can act for your mortgage company.