We're in Beddau, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have been told by my conveyancer that missing deeds insurance is required on my purchase. What is the level of cover for Beddau conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

We had chosen conveyancers with offices in Beddau on the Santander solicitor approved list. They have just billed me an additional sum for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This fee is not set by Santander but by your Beddau solicitor. Some firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.

My sealed bid on a property in Beddau has been agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Beddau. What should be my next step? When should I get the mortgage application with Santander going?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Beddau conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Santander approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.

As co-executor for the will of my uncle I am disposing of a residence in Swansea but live in Beddau. My solicitor (based 200 miles awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Beddau who can witness this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Beddau based

What makes a Beddau lease problematic?

Leasehold conveyancing in Beddau is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Chelsea Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

Beddau Leasehold Conveyancing - A selection of Queries before buying

What prohibitions are there in the Beddau Lease? Is the freehold owned jointly by the tenants? Does the lease have more than 82 years left?

Me and myfiance and I are searching for an affordable conveyancing lawyer in Beddau to buy a house. I am aware of the chance of getting ripped off but with various Beddau conveyancing firms out there...how do I know which one is best to select?

The first thing to do when looking for a Beddau solicitor is seek the advice from family or other professionals that you trust. You are likely to know someone who has used a conveyancing lawyer previously. Feel free to make the most of our tool to compare Beddau conveyancing quotes