We are purchasing a flat in Cwmbran. I might seem paranoid but how we can trust a lawyer? At some point we have to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I have organised the release of further funds on our home loan from Principality as we intend to carry out improvements to our home in Cwmbran. Do we need to select a local Cwmbran solicitor on the Principality conveyancing panel to handle the paperwork?
Principality do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
After shopping around on the internet I have found a Cwmbran lawyer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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 Cwmbran 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.
It has been 4 months following my purchase conveyancing in Cwmbran concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. 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 am purchasing a new build house in Cwmbran with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it could affect my mortgage with Platform Home Loans Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My business partner and I are wishing to take an assignment of a lease of an office on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Cwmbran for less than 2k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Cwmbran, including the disposal and purchase of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. Regarding the charges these will vary based on the structure and complexity of the deal. Please provide us with your contact information or call us so that we can furnish you with a fixed commercial conveyancing quote.
Why am I unable to complete my conveyancing in Cwmbran on a bank holiday?
This is due to the fact that on completion the funds will be transferred electronically between the banks of the buyer and owner’s conveyancing practitioner and currently this can only happen on a working day. So you can't complete on a saturday or sunday either.