My fiance’s dad is a conveyancer. I hope that I will be offered preferential rates for conveyancing, but if not, what kind of fees should I be paying for conveyancing in Tredegar?
You should compare pricing. Do use our search tool on this site. Whilst fees do vary but service levels do are distinct between solicitors as is true with most professions.
I am selling my flat in Tredegar. Will my lawyer have to be required to be on the Nationwide conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
We have agreed to purchase a house in Tredegar. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As you are obtaining a mortgage with RBS your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not limited to Tredegar.
I am expecting a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Tredegar solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Tredegar solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being problematic. The Tredegar solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 am close to exchanging contracts on the sale of our property in Tredegar and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Tredegar. We have lived in Tredegar for 4 years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My cousin has encouraged me to instruct his conveyancing solicitors in Tredegar. Should I find my own property lawyer?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to seek feedback from friends or family who have actually previously instructed the firm you're considering.
Do you have any advice for leasehold conveyancing in Tredegar with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Tredegar can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ lawyers. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Tredegar state that internal structural changes or installing wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you fail to have the approvals in place you should not contact the landlord without checking with your lawyer in advance. A minority of Tredegar leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Organising a duplicate share certificate is often a lengthy process and slows down many a Tredegar conveyancing transaction. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible.
Tredegar Leasehold Conveyancing - Sample of Queries Prior to buying
Where a Tredegar lease has less than eighty years it will have adverse implications on the marketability of the property. Check with your lender that they are willing to lend given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Tredegarlease extensions you would be required to have been the owner of the residence for two years before you are legally able to exercise a lease extension. How many years are left on the lease? What is the name of the managing agents?