Can the conveyancing solicitors listed on your site carry out auction conveyancing in Aberporth?
There are a number of niche practitioners we can put you in touch with those who can conduct auction conveyancing. Aberporth is just one of our areas of where our lawyers have a presence.
When can the exchange of contracts happen for domestic conveyancing in Aberporth and do I need to be at the solicitors office?
If you are near to our conveyancing solicitors in Aberporth you are invited in to sign contracts. That being said, the lender approved solicitors we work with provide a national conveyancing service and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Aberporth)to be in the office available at the end of the phone to exchange contracts.
This question may be naive but I am new to the process as FTB of a garden flat in Aberporth. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Aberporth?
On the day of completion you will not be required to attend the conveyancers office in Aberporth. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have a mortgage with Nationwide for my property in Aberporth. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Aberporth solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have visited warn that are the primary cause of stalling in Aberporth conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Aberporth.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who did the conveyancing in Aberporth 4 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title official documentation to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.