I had intended to instruct a property lawyer in Pencoed for our house purchase. Our broker has since advised us that our bank Accord Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
A mortgage company may direct that a panel solicitor act for it. You would be expected to bear the cost of this. Try using our database to choose a solicitor to conduct conveyancing in Pencoed on the Accord Mortgages Ltd approved list of solicitors.
is it true that all Pencoed solicitors on the Kent Reliance conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
How can we tell if a Pencoed conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Pencoed seeking recommendations is a good starting point. 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 which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Pencoed conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
A colleague recommended that where I am purchasing in Pencoed I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Pencoed conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Pencoed around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pencoed Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Pencoed Education with maps and statistics, Local Amenities and other useful information about Pencoed.
Are there restrictive covenants that are commonly picked up during conveyancing in Pencoed?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Pencoed. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey completed on a property in Pencoed ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend not grant a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pencoed. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pencoed to see if the conveyancing will be more expensive.
In sourcing the internet for the term conveyancing in Pencoed it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?
The best method of seeking the right conveyancer is via trusted testimonial, so seek the counsel of colleagues and those you trust who have purchased a property in Pencoed or a reputable estate agent or mortgage broker. Charges for conveyancing in Pencoed vary, so it's a good idea to secure a minimum of four costs illustrations from different solicitors. Dont forget to clarify what costs in the quote includes.