Please explain the implications if my lawyer’s firm is expelled from the Barclays Solicitor panel ahead of completing my conveyancing in Tredegar?
The first thing to point out is that, this is very unlikely to happen. 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.
I am assisting my aunt sell her property in Tredegar. Does the conveyancing solicitor arrange the energy assessment or it is for the owner to coordinate?
Following the abolition of Home Packs, energy performance certificates became a compulsory element of selling a property. An energy assessment must be to hand before the property is advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are instructing a Tredegar conveyancing solicitor they may help arrange energy assessments due to their contacts with reputable local energy assessors
Last month we had a mortgage agreed in principle with Barclays. Tredegar conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays done the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Tredegar conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Should my solicitor be making enquiries concerning flooding as part of the conveyancing in Tredegar.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Tredegar. Some people will acquire a property in Tredegar, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which should give them a better understanding of the risks in Tredegar. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer may commence a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors will also carry out an enviro report. This will indicate whether there is any known flood risk. If so, more detailed investigations should be carried out.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Tredegar 5 years ago are no longer around. What are my options?
You no longer need to have the physical official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Tredegar differ for new build properties?
Most buyers of new build property in Tredegar come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Tredegar typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tredegar or who has acted in the same development.
What is the average legal costs for conveyancing in Tredegar?
The average cost in 2014 for conveyancing in Tredegar was £1,395 not including Stamp Duty and HM Land Registry fees.