My Brecon conveyancer has spotted a discrepancy between the information in the valuation survey and what is in the conveyancing documents. My lawyer says that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are looking to buy a house and need a conveyancing solicitor in Brecon who is on the Lloyds approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Brecon.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Brecon?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Brecon. 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…’
I'm buying a new build house in Brecon with a loan from Godiva Mortgages Ltd. The developers refused to budge the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my solicitor about the extras as it will put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Brecon is where the house is located. Is there any guidance you can impart?
Flying freeholds in Brecon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brecon you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brecon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Brecon and how can you help?
The particular law that you refer to affords security of tenure to commercial lessees, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Brecon is one of our numerous locations in which our lawyers have offices