What is the optimum way to find out if the solicitor conducting my conveyancing in Abertillery is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for thus paying £187.00 plus VAT in another set of conveyancing costs.

Feel free to make the most of the search tool on this page. Please choose the mortgage company and type ‘Abertillery’ or your location and you will be presented with a number of lawyer located in Abertillery or nearest you.

This question may be naive but I am new to the process as a 1st time buyer of a two bedroom flat in Abertillery. Do I collect the keys to the house on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Abertillery?

On the day of completion you do not need to attend the conveyancers office in Abertillery. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

I have today made my last payment due on my mortgage with . I assume I don't need a Abertillery on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your 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 mortgage from the register. , 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:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I recently had an offer accepted on a house in Abertillery. My mortgage broker pressured me to appoint their . I paid an advanced payment of £225. Not long after, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm buying my first flat in Abertillery benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the side-deal as it would jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Abertillery cover?

Non domestic conveyancing in Abertillery incorporates a broad array of guidance, given by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment 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 am looking at a two apartments in Abertillery which have approximately forty five years remaining on the lease term. should I be concerned?

There are plenty of short leases in Abertillery. The lease is a right to use the premises for a period of time. As a lease shortens the marketability of the lease reduces and it becomes more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this arena.

Abertillery Leasehold Conveyancing - A selection of Queries Prior to Purchasing

How much is the yearly service fee and ground rent? What restrictions are contained in the Abertillery Lease? This information is useful as a) areas can cause problems in the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have an issue with the running of the building you will need to have all the details