My partner and I are purchasing our first house. Our lawyer has e-mailedto enquire if we want to take out additional conveyancing searches. Unfortunately we have no idea as to what's appropriate for conveyancing in Vale Of Glamorgan
The type of Vale Of Glamorgan conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What matters is that you properly understand what information the searches could give you. Then you can make a decision if you consider that you need that information. Should you be uncertain, ask your conveyancer to provide guidance.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Vale Of Glamorgan. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Vale Of Glamorgan?
On the day of completion you will not be required to go to the conveyancers office in Vale Of Glamorgan. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
A relative advised me that in buying a property in Vale Of Glamorgan there may be various restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Vale Of Glamorgan which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Vale Of Glamorgan should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Vale Of Glamorgan Conveyancing Quality Solicitors on the UBS conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I'm buying a new build house in Vale Of Glamorgan with a mortgage from Skipton Building Society. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative told me not reveal to my lawyer about this deal as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in Vale Of Glamorgan in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Vale Of Glamorgan. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I will soon part with 450k on a garden flat in Vale Of Glamorgan I wish to have a conversation with the lawyer about myhouse move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Vale Of Glamorgan.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Vale Of Glamorgan should be the figure that you end up paying.
In my capacity as executor for the estate of my grandmother I am selling a house in Cardiff but reside in Vale Of Glamorgan. My conveyancer (approximately 235 miles from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Vale Of Glamorgan to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Vale Of Glamorgan based