I can't travel far from Aberdare. Is there a reason why all Aberdare conveyancers are not on all bank panels?
Pre- 2008 most banks demonstrated an attitude to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, lenders have since looked to extract more information from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum amount of transactions the lenders required.
My Aberdare conveyancer has discovered an inconsistency when comparing the information in the home valuation report and what is in the title deeds. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Can I use your services to recommend a Conveyancing solicitor in Aberdare even where I’m not buying or disposing of a house, for example if I intend to acquire an office in Aberdare with a loan from Platform Home Loans Ltd?
The service is primarily there to find domestic conveyancing solicitors in Aberdare but we have recorded at the bottom of this page a few Aberdare commercial conveyancing firms. You will need to speak with the firm directly to check if they are also authorised to represent Platform Home Loans Ltd
My wife and I own a renovated Edwardian house in Aberdare. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberdare and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Aberdare I like with a park and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Aberdare for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
How do I identify a Aberdare solicitor on the Barclays Direct conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Aberdare conveyancing lawyers locally. We have detailed some Aberdare conveyancing firms towards the end of this page and you can telephone them to check if they are on the Barclays Direct member panel