We're in Aberdare, First timers purchasing with a mortgage (lender is Skipton , and our solicitor is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are purchasing a apartment in Aberdare. It might be a silly question but how we can trust a solicitor? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Aberdare conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
My husband and I have organised a further advance on our home loan from Bank of Ireland as we wish to carry out alterations to our home in Aberdare. Are we obliged to choose a local Aberdare solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
4 months have gone by following my purchase conveyancing in Aberdare concluded. I have checked the Land Registry website which shows that I paid £150,000 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 property 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.
How does conveyancing in Aberdare differ for newly converted properties?
Most buyers of new build or newly converted property in Aberdare come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Aberdare typically buy the land, 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 conveyancing solicitors 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 Aberdare or who has acted in the same development.
What does commercial conveyancing in Aberdare cover?
Commercial conveyancing in Aberdare covers a broad range of advice, given by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Back In 2004, I bought a leasehold flat in Aberdare. Conveyancing and The Mortgage Works mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Aberdare who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Aberdare conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Aberdare Leasehold Conveyancing - Examples of Queries Prior to buying
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The answer will be useful as a) areas could cause problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have all the details Is anyone aware of any major works in the planning that will add a premium to the maintenance fees?