My previous conveyancer has quoted just over a thousand pound for no sale no fee conveyancing in Garndolbenmaen. I am selling a newly refurbished house for £200,000. Is this over the top? Is it in excess of the average fee for conveyancing in Garndolbenmaen?
The estimate does seem a tad overpriced. If you are willing to expend time scrutinising charges you might trim some of the cost by say a hundred pounds. On the other hand, you mightlive to rue choosing an an untested solicitor. If is important to enquire that the firm can represent your mortgage company. You can use our comparison tool to select a Garndolbenmaen conveyancing firm on the banks member panel which can often include conveyancing solicitors in Garndolbenmaen.
I am in the process of refinancing my house in Garndolbenmaen, does my lawyer need to be on the Aldermore Conveyancing panel?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
What is the difference between a licensed conveyancer and conveyancing solicitor in Garndolbenmaen
There are many registered licenced Conveyancers in Garndolbenmaen and Solicitor partnerships in Garndolbenmaen offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have paid off my mortgage with Coventry BS. I assume I don't need a Garndolbenmaen property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being difficult. The Garndolbenmaen solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing several years past for my conveyancing in Garndolbenmaen. I now require my file however the law firm has closed. What do I do?
You should call 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 Garndolbenmaen 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 decided to have a survey completed on a property in Garndolbenmaen prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend not give a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Garndolbenmaen. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to spend over three hundred thousand on a two bedroom apartment in Garndolbenmaen I would like to talk to a lawyer about mytransaction before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your property ownership legalities in Garndolbenmaen.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Garndolbenmaen should be the figure that you end up paying.