I plan on buying property in Tonteg. My lawyer has never been on on the mortgage company solicitor list. Am I still permitted to continue with my Tonteg conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
Your options include
- Proceed with your existing Tonteg solicitor but your mortgage company will no doubt use a conveyancer on their approved list. This will result in additional charges and likely interruption.
- Appoint a fresh lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Appeal to your lawyer to seek to join the mortgage company panel
What is the best way to find out if the solicitor handling my conveyancing in Tonteg is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus paying £187.00 plus VAT in additional legal bill.
You should make use of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Tonteg’ or your location and you will see a number of lawyer based in Tonteg or by proximity to you.
What is your number one tip for finding a conveyancing solicitor in Tonteg
It would be unwise to be swayed by the cheapest Tonteg conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I recently had an offer accepted on an apartment in Tonteg. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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.
Barclays have agreed my mortgage in principle, my offer on a apartment in Tonteg has been agreed to, what are the next steps?
The property agent will wish to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Telephone Barclays or the financial adviser and finish off any relevant forms. Barclays will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tonteg.
Various web forums that I have frequented warn that are the main cause of obstruction in Tonteg house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Tonteg.
I'm refinancing my current house to a buy to let loan with National Westminster Bank and intend to use the remaining equity towards a second house. The location we are interested in is Tonteg. Will your solicitors be able to act for the two mortgage companies and tie in the two deals?
Make use of our search tool on this page to be sure that the lawyers are approved by both banks. Having checked that they are the solicitor will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make apparent your expectations and needs.
Expecting to exchange soon on a basement flat in Tonteg. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Tonteg should include some of the following:
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Ground rent - how much and what the invoice dates are, and also know whether this will change in the future You would want to be sent a copy of the lease Does the lease prevent you from letting out the flat, or having a home office for business Where does the liability rest for repairing the window frames It needs to be made clear to you if the lease permits you to change or improve anything in the premises- you should know whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is required
I purchased a 1st floor flat in Tonteg, conveyancing was carried out February 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Tonteg with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2094
With only 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.