What happens if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Bedwas?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am helping my step-mother sell her property in Bedwas. Does the solicitor arrange the EPC or do I organise this?
Following the demise of HIPs, energy assessments was kept a required element of selling a house. An energy assessment must be to hand in advance of the property being marketed. This is not something that lawyers normally organise. Where you are using a Bedwas conveyancing practitioner they might be able to arrange EPC’s due to their relationships with long established Bedwas providers
I am currently in the process of buying my council flat in Bedwas. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
The formalities of my remortgage has taken place for my property in Bedwas. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Bedwas.
The risk of flooding is if increasing concern for solicitors dealing with homes in Bedwas. Some people will purchase a property in Bedwas, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Bedwas. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the property has suffered from flooding. If the premises has been flooded in past which is not notified by the vendor, then a buyer may issue a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers will also conduct an environmental report. This will disclose whether there is any known flood risk. If so, further investigations should be carried out.
I used Arc property Solicitors several years ago for my conveyancing in Bedwas. Now, I need the files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bedwas of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £195,000 and found one close by in Bedwas I like with a park and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Bedwas in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan that many years will likely be a potential deal breaker. Reduce the price 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 can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I'm refinancing my current house to a buy to let loan with Skipton Building Society and intend to use the remaining equity as a deposit on a second house. The neighborhood we are looking at is Bedwas. Will your lawyers be able to act for the two mortgage companies and link together the conveyances?
Make use of our search tool on this page to ensure that the lawyers are approved by both lenders. On the basis that they are the solicitor will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make apparent your desired outcome and needs.