We're in Pantymwyn, First timers buying with a mortgage (lender is Nottingham , and our solicitor is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am the single beneficiary of my late father’s will and I have everything in my name now, including the my former home in Pantymwyn. The Pantymwyn property was put into my name in January. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the lender as this requirement is primarily there to capture subsales or the flipping of property.
We are getting a further advance on our mortgage from UBS as we want to conduct improvements to our house in Pantymwyn. Are we obliged to appoint a high street Pantymwyn solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS do not ordinarily require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being problematic. The Pantymwyn solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Pantymwyn I like with open areas and railway links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Pantymwyn for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
What tools are available to identify a Pantymwyn solicitor on the Chelsea Building Society conveyancing panel? I have a car and am prepared to travel upto 25kilometers to meet the solicitor.
Feel free to make use of the facility on this page. Please pick a mortgage company and your location and you will see a number of Pantymwyn conveyancing lawyers based on proximity. We have detailed some Pantymwyn conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Chelsea Building Society approved list
In my capacity as executor for the will of my father I am disposing of a residence in Monmouth but I am based in Pantymwyn. My lawyer (based 250 miles from merequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Pantymwyn who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Pantymwyn