We are buying a property and need a conveyancing solicitor in Bargoed who is on the Virgin Money conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Bargoed.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Bargoed. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
If you intend to re-mortgage then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
I'm the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Bargoed. The Bargoed property was put into my name in June. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a practical view as this clause is principally there to pick up on the purchase and immediately sell or the flipping of properties.
Is there a list of Principality panel conveyancers in Bargoed on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Bargoed property lawyer on the Principality please make the most of our facility.
I'm in the process of looking at houses in Bargoed and I am about to put in an offer. Is it wise to have my solicitor on ‘stand by’? I intend to finance via a mortgage with Nationwide.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Bargoed?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bargoed. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Bargoed I like with amenity areas and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Bargoed suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
I need to find a conveyancing solicitor for purchase conveyancing in Bargoed. I've stumble across a web site which appears to be the ideal offering If it is possible to get all formalities completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?