Can your site be used to recommend a Conveyancing solicitor in Resolven even where I’m not purchasing or disposing of a house, for example if I want to acquire an office in Resolven with a loan from Nottingham Building Society?

Our search tool is primarily utilised to locate domestic conveyancing solicitors in Resolven but we have set out towards the bottom of this page a selection of Resolven commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Nottingham Building Society

We just had an offer accepted to purchase with Darlington Building Society. We have called around locally yet cant to find a Resolven conveyancing firm on the Darlington Building Society panel. Can you assist?

Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type Resolven or your location and you will see a number of lawyer offices in Resolven or nearest you.

Is it the case that all Resolven solicitor practices on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I have decided to exercise my right to buy my property in Resolven off the council. I have a mortgage agreed with Nottingham. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I am selling my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Resolven solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.

Should our lawyer be making enquiries about flooding as part of the conveyancing in Resolven.

Flooding is a growing risk for solicitors dealing with homes in Resolven. Plenty of people will acquire a house in Resolven, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their conveyancers which will figure out the risks in Resolven. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out if the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the owner, then a buyer may commence a compensation claim as a result of such an misleading reply. A buyer’s conveyancers should also order an enviro report. This should disclose if there is any known flood risk. If so, further investigations will need to be made.

Can you provide any top tips for leasehold conveyancing in Resolven from the perspective of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Resolven can be bypassed where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Resolven leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord approving such changes. Should you dont have the paperwork in place do not contact the landlord without checking with your lawyer first. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy formality and frustrates many a Resolven home move. Where a reissued share certificate is needed, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. You may think that you are aware of the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Many landlords or managing agents in Resolven charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Resolven.

Leasehold Conveyancing in Resolven - Examples of Questions you should ask Prior to buying

It is important to be aware if window replacement or some other major work is anticipated that will be shared amongst the tenants and may well materially impact the level of the service charges or result in a specific invoice. Is anyone aware of any major works on the horizon that could increase the service fees? Is the freehold owned jointly by the leaseholders?