Can your site be used to recommend a Conveyancing solicitor in Bargoed even where I’m not purchasing or disposing of a house, for example where I want to buy an office in Bargoed with a mortgage from The Mortgage Works?
Our search tool is mainly used to find residential conveyancing solicitors in Bargoed but we have listed at the end of this page a selection of Bargoed commercial conveyancing firms. You should speak with the company directly to see if they can also act for The Mortgage Works
My home in Bargoed is up for sale and I have a purchaser. Will the conveyancing practitioner need to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I'm purchasing my first flat in Bargoed benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of additionals instead. The house builders rep advised me not inform my lawyer about this deal as it would adversely affect my loan with Yorkshire Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Bargoed prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not grant a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bargoed. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing practitioner in Bargoed for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
Anyone can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training purposes.
Last March I purchased a leasehold house in Bargoed. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a basement flat in Bargoed, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Bargoed with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2076
With 56 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.