It is a dozen years since I bought my property in Pentre. Conveyancing lawyers have recently been appointed on the sale but I can't locate the title documents. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may still be with the solicitor who handled the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Pentre relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
We are planning to buy with Earl Shilton BS. I dropped in a couple of high street solicitors but cant to find a Pentre conveyancing firm on the Earl Shilton BS panel. Could you help?
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Please choose the lender and type Pentre or your preferred area and you will discover a number of lawyer located in Pentre or by proximity to you.
We are aiming to move home in May. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Pentre. Conveyancing lawyer was chosen prior to coming across this page.
On the day of completion you will need to pick up the keys from the property agent however this can only occur after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in finding a conveyancing in Pentre or a firm with expertise in conveyancing in Pentre.
Is it the case that all Pentre solicitors on the RBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
Can I be sure that the Pentre conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Pentre obtaining recommendations is a sensible 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 suggest that you speak with the solicitor conducting your conveyancing.
I note that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when purchasing a residence in Pentre? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this applicable for conveyancing in Pentre?
Unless a prior purchase of the house took place after 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Pentre to continue to propose a a chancel search and or insurance against a claim.
I'm purchasing a new build house in Pentre with a loan from The Royal Bank of Scotland. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about the side-deal as it may adversely affect my mortgage with The Royal Bank of Scotland. Is this normal?.
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 opted to have a survey done on a house in Pentre in advance of appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may refuse to issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pentre. Conveyancing may be slightly more expensive based on your lender's requirements.