Can you help? My Pensysarn solicitor is assuring me that he is legally obliged toconduct Pensysarn conveyancing searches becausethe firm are on the HSBCsolicitor panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Pensysarn conveyancing searches.
My partner and I have organised the release of further monies on our home loan from Principality as we intend to conduct alterations to our house in Pensysarn. Do we need to select a high street Pensysarn solicitor on the Principality conveyancing panel to deal with the legals?
Principality do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I have paid off my mortgage with RBS. I assume I don't need a Pensysarn property lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Pensysarn. My mortgage broker suggested a lawyer. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
2 months have gone by since my purchase conveyancing in Pensysarn concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Pensysarn is where the house is located. Can you offer any guidance?
Flying freeholds in Pensysarn are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pensysarn you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pensysarn may determine 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 property.
I need to retain a conveyancing solicitor for remortgage conveyancing in Pensysarn. I happened to stumble across a site which appears to be the ideal answer If there is a chance to get all the legals completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What is the reason for my solicitor requiring various items of identification ahead of starting my conveyancing in Pensysarn?
Pensysarn conveyancers are duty bound by the Law Society, SRA, HMLR and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your lender if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and DOB.