We see that you have a search directory identifying firms on the UBS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Treforest?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Treforest.
My apartment in Treforest is up for sale and I have a buyer. Does the property lawyer have to be required to be on the Yorkshire BS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS 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.
I have been told that property searches are the main cause of stalling in Treforest conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Treforest.
three months have gone by since my purchase conveyancing in Treforest concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my grandmother I am disposing of a property in Swansea but I am based in Treforest. My lawyer (approximately 260 miles from meneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Treforest who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Treforest based
Can you provide any advice for leasehold conveyancing in Treforest with the intention of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Treforest can be reduced where you appoint lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Treforest leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. Where you fail to have the consents to hand do not contact the landlord without contacting your lawyer first. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is under 75 years. It is therefore essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Some Treforest leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying 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 purchasers or their solicitors. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing.
Treforest Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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Does the lease have more than 80 years unexpired? Be sure to enquire if there are any onerous prohibitions in the lease. For example it is very common in Treforest leases that pets are not permitted in certain buildings in Treforest. If you love the apartmentin Treforest yet your dog is not allowed to move with you then you will be presented with a hard determination.