Our solicitor has uncovered a a problem with the lease for the apartment we are buying in Pontyclun. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that he must ensure that the bank is happy with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
The Pontyclun conveyancing firm that I recently instructed on my house acquisition in Pontyclun have without warning shut down. They were on acting for me because I needed a lawyer on the Kent Reliance conveyancing panel and my previous Pontyclun lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I used Wolstenholmes a few years past for my conveyancing in Pontyclun. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pontyclun of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Pontyclun differ for newly converted properties?
Most buyers of new build or newly converted property in Pontyclun approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Pontyclun tend to purchase the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Pontyclun or who has acted in the same development.
How do I find the right lawyer for my conveyancing in Pontyclun ?
Option 1 is to ask your friends and family who they would recommend. Option 2 is to use a search tool on the web for conveyancing in Pontyclun. Phone a couple or more firms from the list and request that they email you their conveyancing fees and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to use this site to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who your intended mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Pontyclun