I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Aberdare with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Aberdare?
There are many registered licenced Conveyancers in Aberdare and Solicitor partnerships in Aberdare who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
When it comes to mortgage companies such as Skipton, do Aberdare lawyers face a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Aberdare conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I require expedited conveyancing in Aberdare as I am under an ultimatum to sign on the dotted line in less than one month. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Aberdare the following are examples of issues that can show up and therefore affect future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Aberdare I like with amenity areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Aberdare for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Me and my wife have just had an offer accepted on our 1st house in Aberdare, and are now looking to get solicitors lined up. I have used the different rating tools and the fee estimates are from all across the country. Is it critical to have a Aberdare solicitor local to the prospective property? We are willing to do everything electronically, but I guess at some stage we will be required to physically go into the property lawyer's office to sign documents?
On the whole there is no need to physically visit the office of your solicitor, they can send any relevant contracts to you, which you can sign and send back. Many home movers nevertheless opt to use a locally based solicitor, but it is not essential for conveyancing in Aberdare.