The Merthyr Tydfil conveyancing firm handling our Merthyr Tydfil conveyancing has spotted a difference when comparing the assumptions in the valuation survey and what is in the title deeds. My solicitor informs me that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do the Building Society Association intend to launch a online directory to list solicitors on the Earl Shilton BS conveyancing panel for instance in Merthyr Tydfil?
We are not aware of any plans on the part of the BSA to develop such a search facility.
I require fast conveyancing in Merthyr Tydfil as I am under an ultimatum to sign on the dotted line in less than one month. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Merthyr Tydfil the following are examples of issues that can be revealed and therefore affect the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Merthyr Tydfil is where the house is located. Can you offer any advice?
Flying freeholds in Merthyr Tydfil are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merthyr Tydfil you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My father-in-law has recommend that I use his lawyers for conveyancing in Merthyr Tydfil. Do I take his guidance?
No doubt the ideal way to choose a conveyancing solicitor is to have guidance from friends or relatives who have actually used the solicitor you're considering.
Threeweeks into purchasing a house in Merthyr Tydfil. Conveyancing solicitor has told us the property is "Leasehold". Should this make a difference on our Santander valuation?
Merthyr Tydfil conveyancing does not usually involve leasehold houses. The key consideration here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it shouldn't impact the value significantly.
On the flip side, if it's, say, 50 years it is bound to have a significant effect on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be stated in the lease provided to your solicitor.