IfI was to buy a simple residential propertyin Hengoed for cash and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Hengoed?
Any savings you would gain would be isolated to the Hengoed conveyancing searches. A solicitor still got to do everything else - money laundering, correspond with your vendors conveyancing practitioner, SDLT return, register the ownership etc. A slight saving might be made by not needing to register a charge however it won't be a lot.
We have a mortgage agreed in principle with UBS. Hengoed conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Hengoed solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Planning on purchasing a apartment in Hengoed. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hengoed solicitor is on the Lloyds conveyancing panel.
What can a local search inform me regarding the property I am purchasing in Hengoed?
Hengoed conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Hengoed conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Hengoed I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Hengoed suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Are there any apps to help search for a Hengoed solicitor on the Clydesdale conveyancing panel? I have a car and am prepared to travel upto 25miles to meet the lawyer.
You can use the tool on this page. Please pick a bank and your location and you will see a number of Hengoed conveyancing lawyers based on proximity. We have detailed some Hengoed conveyancing firms towards the end of this page and you can contact them to see whether they are on the Clydesdale panel
My folks are unable to locate their Hengoed land registry title on the online search facility. They have a vague recollection fifty years ago when they bought the house there were complications regarding Hengoed not being recognised in some systems.
Nearly all properties in Hengoed should be revealed. Have you endevoured to search with simply the postcode. Normally it will disclose all the residences within that postcode. Assuming the property is registered it will be there with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title documentation which may be with your parent’s lender.