Can conveyancing in Torfaen to be completed in less than 28 days?
In a situation where you are under a tight deadline to exchange it is advisable to make sure that your solicitor is familiar with the area as they will benefit local relationships and intelligence. It is even conceivable that they may have conducted otherhouses in the same street. You would be best advised to use a Torfaen conveyancing solicitor. In addition, double check that the lawyer is on the on the approved list for your mortgage company. It is believed that 18% of Torfaen conveyancing transactions are frustrated or jeopardised after finding out that a buyer’s lawyer was not on their banks list of approved solicitors. This can often result in the conveyancing being frustrated by an average of three weeks. It is said that this issue affects in the region of 100,000 home sales every year. Many Torfaen conveyancing firms can not act for certain lenders so do check as early as possible.
I am helping my mother sell her property in Torfaen. Will the conveyancing solicitor arrange the EPC or should I organise this?
After the abolition of HIPs, EPC’s became a required element of selling a house. An EPC must be to hand before the property is put on the market. This is not a task that law firms ordinarily arrange. If you are instructing a Torfaen conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with long established local assessors
We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Torfaen solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Torfaen solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
My offer was accepted on a house in Torfaen on 24/9/2024, valuation was booked 4 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend advised me that where I am buying in Torfaen I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Torfaen conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Torfaen around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Torfaen Education with maps and statistics, Local Amenities and other useful data about Torfaen.
It has been five months since my purchase conveyancing in Torfaen completed. I have checked the Land Registry site 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 premises 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Torfaen is where the house is located. Is there any guidance you can give?
Flying freeholds in Torfaen are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Torfaen you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Torfaen may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.