My Ystradgynlais lawyer has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Can your site be used to find a Conveyancing solicitor in Ystradgynlais even if I’m not purchasing or selling a house, for example if I want to buy an office in Ystradgynlais with a loan from Bank of Scotland?
The service is mainly used to select residential conveyancing solicitors in Ystradgynlais but we have listed at the bottom of this page a few Ystradgynlais commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they can also act for Bank of Scotland
we are a couple who are purchasing a newly converted flat in Ystradgynlais with a loan from TSB.We like our Ystradgynlais conveyancing solicitor but TSB advised that her practice is not on their "panel". We have to appoint a TSB panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, a common one being that solicitors will be on the TSB solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for TSB
four months have gone by following my purchase conveyancing in Ystradgynlais completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 property 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.
I have been on the look out for a flat up to £235,500 and identified one close by in Ystradgynlais I like with a park and station in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Ystradgynlais in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I see that you have a post code search directory listing law firms on the lender conveyancing panel. Do Ystradgynlais conveyancing companies pay you a commission if I retain them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Ystradgynlais.