I plan on acquiring a leasehold flat in Borth. My property lawyer is not on the lender approved panel. Am I still permitted to retain my Borth conveyancing solicitor even though they are excluded from the bank panel?
Various options include
- Complete the deal with your chosen Borth property lawyer but your mortgage company will need to instruct a conveyancer on their approved list. This will result in additional cost and likely delay.
- Appoint a new conveyancing practitioner to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Appeal to your solicitor to apply to join the lender panel
My house in Borth is up for sale and I have accepted an offer. Does my property lawyer need to be required to be on the Barclays conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
We had appointed conveyancers located in Borth on the Co-operative solicitor panel. They have just invoiced me a separate amount for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by Co-operative but by your Borth solicitor. Plenty of firms on the Co-operative panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
We have agreed to purchase a house in Borth. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not limited to Borth.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Borth solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Borth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My relative suggested that where I am purchasing in Borth I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Borth conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Borth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Borth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Borth Education with maps and statistics, Local Amenities and other useful information about Borth.
I am buying a new build apartment in Borth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Borth
-
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am downsizing from my property. My former conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Borth if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Borth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.