It is 10 years ago since I purchased my home in Pontyclun. Conveyancing lawyers have now been appointed on the sale but I can't locate my title documents. Is this a problem?

Don’t worry too much. First the deeds may be with your mortgage company or they could stored with the solicitor who handled the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Pontyclun relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.

We wanted to use a conveyancing solicitor in Pontyclun for our home move. Our broker has since notified us that our mortgage company won't deal with them. Why is this not regarded as unfair competition?

Mortgage Companies tend to imposes restrictions either the category or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, some have reduced the amount of solicitor practices they permit to act for them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions regarding the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Pontyclun only execute a couple conveyances per annum.

My aunt advised me that in purchasing a property in Pontyclun there may be a number of restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Pontyclun which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Pontyclun should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Last month we had a mortgage agreed in principle with . Pontyclun conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have conducted the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have instructed a Pontyclun having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pontyclun postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Pontyclun.

five months have elapsed since my purchase conveyancing in Pontyclun concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 property 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.

I am buying a new build apartment in Pontyclun. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

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

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.