Can the conveyancing lawyers listed on your site perform attended exchange conveyancing in Tonteg?
There are a few conveyancing experts who can conduct one day exchanges. Please e-mail us to obtain a conveyancing quote and details as to availability.
It is is a decade since I acquired my home in Tonteg. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be with your mortgage company or they could be in the possession of the lawyers who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Tonteg involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Barclays Conveyancing panel ahead of completing my conveyancing in Tonteg?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
is it true that all Tonteg solicitor practices on the Coventry BS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Tonteg building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Tonteg conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer has to comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Tonteg solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some fast conveyancing in Tonteg as I am under pressure to sign on the dotted line inside 4 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at liberty not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Tonteg the following are examples of what can be revealed and adversely affect future mortgageability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Tonteg 5 years ago no longer exist. What are my next steps?
These day there are copies made of almost everything, and your conveyancer will know precisely where to look for all the suitable paperwork so you can purchase or sell your house without any difficulty. Where duplicates can’t be located, your solicitor may be able to put in place insurance or indemnities against future claims on your property.