I have just been advised by my mortgage adviser that my Broad Haven lawyer is not on the lender Conveyancing panel. How can I check?
The first thing you need to do is to call your Broad Haven lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they may recommend you to a Broad Haven conveyancing practice that is on the conveyancing panel for your bank.
We previously selected solicitors with offices in Broad Haven on the TSB solicitor approved list. They have just billed me a separate charge for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This fee is not dictated by TSB but by your Broad Haven property lawyer. Numerous firms on the TSB panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
Completion of my purchase has taken place for my property in Broad Haven. Conveyancing was a necessary evil but I feel I should register my dissatisfaction 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 Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being a right pain. The Broad Haven solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing my first flat in Broad Haven with a mortgage from Halifax. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about this deal as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Broad Haven is the location of the property. Can you shed any light on this issue?
Flying freeholds in Broad Haven are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broad Haven you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broad Haven may decide 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 residence.
My wife and I purchased a leasehold house in Broad Haven. Conveyancing and Britannia mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Broad Haven who acted for me is not around. What should I do?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Broad Haven conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 1st floor flat in Broad Haven, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Broad Haven with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2096
With only 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
I'm selling a flat in Broad Haven. I have found my conveyancer's company on the Law Society's list, but I can't find my lawyer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.