Are all Abertillery Conveyancing Quality Solicitors on the Principality conveyancing panel?

It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Is it the case that all Abertillery solicitor firms on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

Intending to buy a apartment in Abertillery. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Abertillery conveyancer is on the Lloyds conveyancing panel.

It has been 2 months since my purchase conveyancing in Abertillery concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 asset 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.

About to purchase a new build apartment in Abertillery. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Abertillery

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

I am looking for a flat up to £195,000 and found one round the corner in Abertillery I like with amenity areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Abertillery in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

Do I need to be suspicious about 3rd parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Abertillery conveyancing firm?

As is the case with many service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all suggest solicitors to instruct. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the endorsement. You are free to appoint your own lawyer. You need to be aware that the majority of banks specify a panel list of solicitors you must use for the mortgage aspect of your conveyancing.