Is the fact that my conveyancer in Aberystwyth is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Aberystwyth conveyancing practice and enquire why they are no longer on the approved list for your bank.
Our Aberystwyth solicitor has discovered a discrepancy between the information in the valuation report and what is revealed within the title deeds. My lawyer informs me that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action appropriate?
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.
Will lawyers request money up-front when it comes to conveyancing in Aberystwyth?
Where you are retaining lawyers for conveyancing in Aberystwyth your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the sale price then this should be required shortly ahead of exchange of contracts. Any further balance that is due should be sent to your lawyer shortly before completion.
We previously appointed solicitors with offices in Aberystwyth on the RBS solicitor panel. They have just invoiced me an additional amount for handling the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by RBS but by your Aberystwyth conveyancing practitioner. Some firms on the RBS panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Aberystwyth property lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Nottingham have agreed my mortgage in principle, my offer on a flat in Aberystwyth has been accepted, now what?
Your property agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone Nottingham or the financial adviser and finalise any appropriate forms. Nottingham will instruct a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Nottingham will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Aberystwyth.
I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Aberystwyth for a purchase of a leasehold flat 18 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Aberystwyth conveyancing specialists.
What advice can you give us when it comes to appointing a Aberystwyth conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Aberystwyth conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Aberystwyth conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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What are the costs for lease extension conveyancing? How many lease extensions has the firm carried out in Aberystwyth in the last 12 months?
Aberystwyth Leasehold Conveyancing - A selection of Questions you should ask before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? How long is the Lease? It would be sensible to investigate if there is anything that is prohibited in the lease. For example it is very common in Aberystwyth leases that pets are not allowed in certain buildings in Aberystwyth. If you like the flatin Aberystwyth but your cat can’t make the move with you then you will be presented with a hard decision.