My lawyer has identified a a legal deficiency with the lease for the apartment we are buying in Bridgend. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions must be adhered to.
Me and my partner are buying a house in Bridgend. I might seem paranoid but how we can trust a lawyer? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am currently in the process of buying my council flat in Bridgend. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
The formalities of my purchase has taken place for my property in Bridgend. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I acquired my flat on 8 July and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Bridgend advises it would be formalised in less than a month. Are properties in Bridgend uniquely lengthy to register?
As far as conveyancing in Bridgend registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry have to notify any interested persons or bodies. Currently in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs once the new owner has moved in to the premises so an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
I'm purchasing my first flat in Bridgend with a mortgage from Coventry Building Society. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about the deal as it would adversely affect my loan with Coventry Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML 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.
Is it simple use the search facility to locate a conveyancing lawyer in Bridgend on the approved list for my bank?
1st choose a mortgage company such as Halifax, Chelsea Building Society or Alliance & Leicester then choose your preferred area e.g. Bridgend. Conveyancing practices in Bridgend and beyond will then be shown.
I am looking for a conveyancing solicitor in Bridgend for my home move. Is it possible to see a solicitor's complaints history with the legal regulator?
You can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.