The Neath conveyancing lawyers that just started acting on my purchase in Neath have suddenly shut down. They were on acting for me because I needed a solicitor on the Nationwide conveyancing panel and my previous Neath lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I am being told by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Neath conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
We previously instructed conveyancers with offices in Neath on the Bank of Ireland solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by Bank of Ireland but by your Neath solicitor. Plenty of firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
Can I be sure that the Neath conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Neath obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.
What can a local search inform me regarding the property I am buying in Neath?
Neath conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search plays a central part in most Neath conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable 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 thirteen topic headings.
Have completed on a a semi-detached house in Neath , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Neath conveyancing solicitor has been very slow, so I want to be certain that my ownership is recorded.
As far as conveyancing in Neath registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any interested parties. Currently in the region of 80% of such applications are completed within two weeks but occasionally there can be longer hold-ups. Registration takes place once the buyer is living at the property thus an expedited registration is not typically primary concern but where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.
I'm purchasing my first flat in Neath benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my lawyer about this extras as it may impact my loan with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was told by my mortgage company that their panel lawyers work on no move no charge basis for conveyancing in Neath. My purchase did not proceed nevertheless the conveyancers have invoiced for search fees! They are stating that the fees are nothing to do with their fees!
Neath conveyancing search charges are separate expenses not solicitors fees as these are payable to a third party.