I have just been advised by my IFA that my Pencader lawyer is not on the lender Solicitor panel. How can I be sure whether this is correct?
You need to contact your Pencader lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Pencader conveyancing firm that is on the conveyancing panel for your mortgage company.
We are buying a flat and need a conveyancing solicitor in Pencader who is on the RBS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Pencader.
We are planning to move house in March. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Pencader. Conveyancing firm was chosen prior to coming across this site.
On the day of completion you can pick up the house keys from your estate agent however this should only take place when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You will need to tell the removal men that you are ready to move in. We do not recommend a particular removal organisation but can assist you in finding a conveyancing in Pencader or a solicitor with expertise in conveyancing in Pencader.
I have paid off my mortgage with Santander. I assume I don't need a Pencader conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
It is unclear whether my mortgage offer requires a lease extension. I have called my Pencader building society branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Pencader conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their specific requirements. I simply don't know who is right.
As long as the property lawyer is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Pencader differ for new build properties?
Most buyers of new build property in Pencader approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Pencader usually buy the land, 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 conveyancing solicitors 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 used to new build conveyancing in Pencader or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Pencader I like with amenity areas and transport links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Pencader in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My husband and I are FTB’s - agreed a price, but the property agent has warned us that the owners will only go ahead if we appoint the agent's chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in Pencader
We suspect that the seller is unaware of this demand. Should the seller want ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred Pencader conveyancing firm - rather thanthe ones that will give the negotiator at the agency a kickback or meet his conveyancing figures demanded by HQ.