I am helping my sister sell her flat in Bryn Y Baal. Will the conveyancer commission an energy assessment or it is for me to see to?
After the demise of HIPs, energy performance certificates was left as a mandatory part of moving house. An EPC needs to be to hand prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally organise. Where you are instructing a Bryn Y Baal conveyancing practitioner they may help arrange energy assessments given their contacts with long established local providers
Please help - my lawyer advises that chancel insurance is needed on my purchase. What is the level of cover for Bryn Y Baal conveyancing?
The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
The mortgage over my property is with Virgin Money for my property in Bryn Y Baal. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
Various internet forums that I have come across warn that are the primary cause of obstruction in Bryn Y Baal house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Bryn Y Baal.
4 months have elapsed since my purchase conveyancing in Bryn Y Baal took place. I have checked the Land Registry website which shows that I paid £175,000 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 residence 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.
What does commercial conveyancing in Bryn Y Baal cover?
Non domestic conveyancing in Bryn Y Baal covers a broad array of services, supplied by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I need to instruct a conveyancing practitioner in Bryn Y Baal for my remortgage. Can I see a firm’s complaints history with the legal regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.