Can you help? My Merthyr Tydfil solicitor is advising me that he is legally obliged toconduct Merthyr Tydfil conveyancing searches asthe firm are on the HSBCconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Merthyr Tydfil conveyancing searches.
My husband and I are buying a newbuild apartment in Merthyr Tydfil with a residential mortgage from Bank of Ireland.We would like to retain our Merthyr Tydfil conveyancing practitioner but Bank of Ireland informed us her practice is not listed on their "panel". We have to appoint a Bank of Ireland panel solicitor or keep our local solicitor and pay for a Bank of Ireland panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that solicitors will be on the Bank of Ireland solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
My stepmother advised me that in purchasing a property in Merthyr Tydfil there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Merthyr Tydfil which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Merthyr Tydfil should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Merthyr Tydfil. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
My sealed bid on a house in Merthyr Tydfil has been agreed to, the owners do however have a dependent purchase. The vendors have placed an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Merthyr Tydfil. What should be my next step? At what point do I apply for the mortgage with Lloyds?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Merthyr Tydfil conveyancing search costs, etc). The first course of action is to ensure that your property lawyer is on the Lloyds approved list. As to the subsequent steps this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market some home buyers would apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their solicitor to move forward with the conveyancing in Merthyr Tydfil.
We are downsizing from our property in Merthyr Tydfil and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Merthyr Tydfil lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Merthyr Tydfil. Having lived in Merthyr Tydfil for three years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? 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 health insurance to cover that same sickness)
Do I need to be suspicious that brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Merthyr Tydfil conveyancing firm?
As with many professional services, often referrals from relatives can be worth their weight in gold. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are free to choose your own lawyer. Don't forget that most mortgage providers have an approved list of lawyers you have to use for the mortgage related work in your home move.
What type of property do your Merthyr Tydfil conveyancing estimates apply to?
Our conveyancing quotes are only relevant to standard domestic premises in England & Wales. If you have any different needs for example industrial or agricultural land or commercial conveyancing in Merthyr Tydfil do contact us to address your requirements .