I am selling my house in Newtown. Does the conveyancing practitioner have to be required to be on the TSB conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Newtown. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Newtown?
On the day of completion you will not be required to go to the conveyancers office in Newtown. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Are all Newtown Conveyancing Quality Solicitors on the Barclays conveyancing list of approved firms?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
After what feels like an age I have had an offer on a maisonette in Newtown accepted, the sellers do nevertheless have a dependent purchase. The vendors have put an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a local conveyancing solicitor in Newtown. What should be my next step? At what stage should I apply for the mortgage with RBS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Newtown conveyancing search fees, etc). The first course of action is to check that your solicitor is on the RBS approved list. Regarding the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a rising market some home buyers would apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in Newtown.
I purchased my apartment on 1 April and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Newtown said it should be registered inside ten days. Are titles in Newtown uniquely lengthy to register?
As far as conveyancing in Newtown is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs once the buyer has moved in to the property thus 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Newtown differ for new build properties?
Most buyers of new build property in Newtown come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Newtown usually 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 property lawyers 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 used to new build conveyancing in Newtown or who has acted in the same development.
I decided to have a survey completed on a house in Newtown prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks will refuse to give a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Newtown. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Newtown to see if the conveyancing will be more expensive.
In my capacity as executor for the will of my aunt I am selling a property in Cardiff but live in Newtown. My conveyancer (based 260 kilometers awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Newtown to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Newtown