I have paid off my mortgage with Skipton. I assume I don't need a Neath Port Talbot solicitor on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Neath Port Talbot. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the property lawyer contacted me sheepishly admitting that they were not on the HSBC 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 HSBC 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 was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Neath Port Talbot is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are a common cause of delay in Neath Port Talbot conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Neath Port Talbot.
2 months have elapsed since my purchase conveyancing in Neath Port Talbot concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 decided to have a survey carried out on a house in Neath Port Talbot prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend refuse to grant a loan on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Neath Port Talbot. Conveyancing may be slightly more expensive based on your lender's requirements.
Having checked my lease I have discovered that there are only 72 years left on my lease in Neath Port Talbot. I now want to get lease extension but my freeholder is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the landlord. On the whole a specialist would be helpful to carry out a search and prepare a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Neath Port Talbot.
Neath Port Talbot Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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This information is helpful as a) areas could result in problems in the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will want to have complete disclosure Is anyone aware of any major works in the near future that could add a premium to the maintenance costs? How is the lease structured?
Finally our conveyancing in Neath Port Talbot completes on Friday, but the couple I am purchasing off wants to move out 24 hours later at noon. Should I accept such a idea?
It is not possible to complete on a Saturday due to the bank systems aren't operational.