Can you clarify what the consequences are if my lawyer’s firm is removed from the Aldermore Conveyancing panel ahead of completing my conveyancing in Margam?
First, this is a very rare occurrence. 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 the only recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Margam. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most lenders would take a practical view as this obligation is principally there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Margam is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Margam solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Margam surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who conducted the conveyancing in Margam 5 years ago have long since closed. What are my next steps?
Assuming you have a registered title the details of your proprietorship will be recorded by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, locate your house and secure current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
How does conveyancing in Margam differ for newly converted properties?
Most buyers of new build property in Margam come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Margam tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Margam or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Margam and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Margam
My husband and I are first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only move forward if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor used to conveyancing in Margam
We suspect that the seller is unaware of this request. Should the vendor desire ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Margam conveyancing solicitors - as opposed tothose that will give the estate agent a commission or achieve conveyancing targets set by head office.