My partner and I are looking to acquire a house in Borth and Talybont and are in fact using a Borth and Talybont conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to inform me that they have now hit a problem as our Borth and Talybont lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Borth and Talybont solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are a couple about to exchange contracts for a leasehold flat in Borth and Talybont. We have hit a stumbling block. The mortgage offer with Nottingham Building Society runs out on 26/8/2025 but the vendors are putting forward a completion date of 28/8/2025. Is it possible to prolong the loan offer?
The person best placed to deal with your concern is your conveyancer who will hopefully determine whether he or she is should be discussing with the lender, vendor’s solicitors, property agents or indeed all parties given the circumstances your transaction as of today.
I have a 4 bedroom Edwardian house in Borth and Talybont. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Skipton Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borth and Talybont and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the work.
Due to the input of my in-laws I had a survey completed on a house in Borth and Talybont in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks will not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Borth and Talybont. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Borth and Talybont to see if the conveyancing will be more expensive.
We are 14 days into a residential purchase having been recommend to conveyancers by the local agent to execute conveyancing in Borth and Talybont. I am not happy. Can you help me find new solicitors?
A lawyer would have to be very bad to suggest diss instructing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the new conveyancer and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and complications. That should be your starting point. The find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Borth and Talybont
I am hoping to exchange soon on a leasehold property in Borth and Talybont. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Borth and Talybont should include some of the following:
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You should have a good understanding of the building insurance obligations The physical extent of the premises. This will be the property itself but might incorporate a attic or storage are if applicable. Repair and maintenance of the premises What you can do if a neighbour breaches a clause of their lease? Alterations to the premises
Leasehold Conveyancing in Borth and Talybont - A selection of Questions you should ask Prior to buying
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Be sure to investigate if the the lease contains any adverse restrictions in the lease. For instance it is reasonably common in Borth and Talybont leases that pets are not permitted in certain buildings in Borth and Talybont. If you love the apartmentin Borth and Talybont yet your cat can’t live with you then you have a very difficult compromise. You should be aware if it is no more than eighty years it will affect the value of the apartment. It is worth checking with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you will need to own the premises for 24 months before you are eligible to extend the lease. Does the lease have onerous restrictions?