We're in Blaenau Gwent, First time buyers purchasing with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are purchasing a flat in Blaenau Gwent. I might seem paranoid but how we can trust a lawyer? At some point we have to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as Santander, do Blaenau Gwent solicitors incur a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Completion of my remortgage has taken place for my property in Blaenau Gwent. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am downsizing from our property in Blaenau Gwent and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Blaenau Gwent conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Blaenau Gwent. We have lived in Blaenau Gwent for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm remortgaging my existing house to a buy to let mortgage with Chelsea Building Society and intend to use the remaining equity as a deposit on further property. The area we are looking at is Blaenau Gwent. Will your lawyers be able to act for the two banks and link together the transactions?
Do use our search tool on this site to be sure that the conveyancers are on the relevant lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make clear your expectations and needs.
In surfing the web for the phrase conveyancing in Blaenau Gwent it shows results of many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for my move?
The preferential method of finding a suitable conveyancer is via trusted recommendation, so ask colleagues and those you trust who have acquired a property in Blaenau Gwent or the local estate agent or mortgage broker. Fees for conveyancing in Blaenau Gwent differ, so it's advisable to obtain a minimum of three quotes from different property lawyers. Make sure that you clarify that the fees are fixed.
I am tempted by the attractive purchase price for a couple of flats in Blaenau Gwent which have approximately forty five years remaining on the lease term. Will this present a problem?
A lease is a right to use the premises for a period of time. As the lease gets shorter the value of the lease reduces and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this area.
Blaenau Gwent Leasehold Conveyancing - A selection of Queries Prior to buying
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On the whole the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Blaenau Gwent ask leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for major works. How is the lease structured? Are any of leasehold owners in dispute over their service charge liability?