I am buying a house for cash in Powys. I have been residing for the last Seventeen years in Powys. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Powys conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but he is duty bound to take that path of encouragement . One thing to consider; if you are going to sell the house at a future date, it may be of importance to your future purchaser what the searches disclose. On occasion properties with no practical issues can still throw up unpredicted search results. A competent conveyancing solicitor in Powys will provide you some sensible guidance in this regard.
Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Powys conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
There is no definitive answer here. Have Kent Reliance done the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Santander have agreed my home loan in principle, my bid on a apartment in Powys has been accepted, now what?
The estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the lender’s panel). Telephone Santander or the financial adviser and finalise any relevant forms. Santander will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Powys.
Our sealed bid on a semi in Powys has been accepted, the sellers do however have a connected purchase. The sellers have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Powys. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Powys conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the Coventry BS approved list. Concerning the next phase this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Powys for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Powys conveyancing specialists.
How does conveyancing in Powys differ for newly converted properties?
Most buyers of new build or newly converted property in Powys come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Powys usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Powys or who has acted in the same development.
A licensed conveyancer handled my conveyancing in Powys half a dozen years past and was holding my registration documents but has now closed – What steps do I now take to get hold of them?
Deeds, as such, no longer exist as most properties in Powys are registered digitally at Land Registry. Where you need to show evidence of proprietorship or are disposing of or refinancing your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.