I have just been advised by my mortgage broker that my Builth Wells the law firm I have appointed is not on the bank Solicitor panel. How can I be sure whether this is correct?
You need to contact your Builth Wells lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Builth Wells conveyancing practice that is on the approved list of lawyers for your mortgage company.
We have very pushy sellers who has suggested a preliminary contract with a non-refundable deposit 6,000. Is it wise to enter into such agreements?
Lock out agreements are agreements between a home vendor and purchaser granting the buyer the sole right to the sale of the property for a certain period of time. Essentially, a lock out agreement is a contract stating that you will have a contract at a later date being the contract for the actual sale. It is generally utilised for buyer confidence though in some cases, the vendor may stand to benefit from such agreements as well. There are numerous positives and negatives to using an agreement but you need to check with your solicitor but beware that it may result in incurring more in conveyancing fees. For this these agreements are unusual when it comes to conveyancing in Builth Wells.
Have just purchased a probate house at auction in Builth Wells. Conveyancing is required. What are my next steps?
Having for in every practical sense signed on the dotted line you must retain a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the purchase. An auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must pass this on to the solicitor working for you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.
I have decided to exercise my right to buy my property in Builth Wells off the council. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Builth Wells solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Builth Wells surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Builth Wells for a purchase of a leasehold flat 10 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Builth Wells conveyancing specialists.
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Builth Wells for below 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Builth Wells, including the sale and purchase of businesses as well as simply property. If you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. As for the charges these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or phone us so that we may supply you with a fixed commercial conveyancing calculation.