I am expecting a mortgage offer from Halifax. My intention is to instruct a Licensed Conveyancer in Bridgend. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Finally the sale completed on my house in Bridgend last January yet the purchaser is texting me to moan that their conveyancer needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your house sale your lawyer is obliged to deliver the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also confirm that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Bridgend.
My lawyer in Bridgend has never been on on the TSB Solicitor Panel. Is it possible for me to retain my family solicitor even though they are excluded from the TSB list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your preferred Bridgend solicitors but TSB will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and result in frustration.
- Find a new solicitor to to deal with the conveyancing, remembering to check they are on the TSB panel
My relative suggested that where I am purchasing in Bridgend I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Bridgend conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Bridgend around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bridgend Education with plans and statistics, Local Amenities and other useful data about Bridgend.
I'm purchasing a new build house in Bridgend with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about this side-deal as it could jeopardize my mortgage with Barclays . Is this normal?.
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 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.
I am looking for a flat up to £235,500 and found one near me in Bridgend I like with a park and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Bridgend in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.