It has come to my attention via my IFA that my Blaenavon lawyer is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
You need to contact your Blaenavon conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We are purchasing a new build apartment in Blaenavon and my conveyancer is advising me that she has to the bank to reveal incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I have no desire to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Blaenavon. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
Given you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
I'm the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Blaenavon. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some mortgage companies would take a pragmatic view as this clause principally exists to capture the purchase and immediately sell or the flipping of properties.
Does a directory service exist listing Kent Reliance panel conveyancers in Blaenavon on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. If you are seeking to appoint a Blaenavon lawyer on the Kent Reliance please use our tool.
We have a mortgage agreed in principle with Leeds Building Society. Blaenavon conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society completed the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Are there restrictive covenants that are commonly identified during conveyancing in Blaenavon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Blaenavon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How can the Landlord & Tenant Act 1954 impact my commercial offices in Blaenavon and how can your lawyers assist?
The 1954 Act gives security of tenure to business leaseholders, giving them the right to apply to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Blaenavon