I can't travel far from Port Talbot. Is there a reason why all Port Talbot lawyers aren't included on all mortgage company panels?
As inequitable as it may appear for lenders to limit who can act for them, from the public’s or lawyer’s point of view, the other side of the coin is that banks are becoming ever more anxious and feel it necessary to defend themselves against mortgage fraud. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Port Talbot?
You should check but the the probability is that appoint one of their panel solicitors if you accept the "fee-free" incentive. Contact the bank and determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Port Talbot.
My wife and I are purchasing a apartment in Port Talbot. I might seem paranoid but how we can trust a solicitor? At some point we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my mother sell her house in Port Talbot. Does the solicitor arrange an energy performance certificate or do I organise this?
Following the demise of HIPs, energy performance certificates was retained a mandatory component of selling a property. An energy performance certificate needs to be to hand in advance of the property being marketed. It is not a task that law firms ordinarily organise. Where you are instructing a Port Talbot conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with long established local energy assessors
My lawyer has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Port Talbot conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
I have todaybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Port Talbot for a purchase of a leasehold apartment 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Port Talbot conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Port Talbot is the location of the property. What do you suggest?
Flying freeholds in Port Talbot are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Port Talbot you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Port Talbot may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.