We chose a high street solicitor for my conveyancing in Abercarn today. Going through the official terms of business it is apparent thatI am on the hook for costs even if our purchase doesn't happen. Should I ditch them and select a web based conveyancing brokerage promising no move no charge conveyancing in Abercarn?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract the cases that fail to complete. Also remember that such deals generally do not protect you from expenses such your Abercarn conveyancing search fees.
Having sold my house in Abercarn last December yet the purchaser is SMS messaging me complaining that their conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your solicitor should also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Abercarn.
The Abercarn conveyancing lawyers that I recently instructed on my house acquisition in Abercarn have without warning shut down. They were on acting for me because I had to have a solicitor on the Virgin Money conveyancing panel and my preferred Abercarn lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
My friend recommended that where I am buying in Abercarn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Abercarn conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Abercarn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Abercarn Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Abercarn.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, no chain conveyancing. Abercarn is the location of the property. Can you offer any guidance?
Flying freeholds in Abercarn are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abercarn you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abercarn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My step-father completed his conveyancing in Abercarn Six years ago. He has since got wed, widowed and is now married again. He will be selling the property in a couple of months. I suspect that he will just be requested to provide a copy of his marriage certificates to the conveyancing practitioner however he is worried it could delay the home move. Is it worth updating the title documents for the property?
You are not required to update the title for the property providing you have the proof needed to demonstrate how the change of name resulted.
The purchaser’s solicitor should review the land registry information and need evidence to prove the name change for instance marriage certificates.