What is the optimum way to investigate if the solicitor handling my conveyancing in Caerphilly is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus paying £187.00 plus VAT in additional conveyancing invoice.
You should take advantage of the search tool on this site. Pick the mortgage company and type ‘Caerphilly’ or your preferred area and you will see numerous solicitors located in Caerphilly or near you.
I have paid off my mortgage with Virgin Money. I assume I don't need a Caerphilly lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Caerphilly. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Caerphilly solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
It has been 3 months following my purchase conveyancing in Caerphilly completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Caerphilly with a loan from Birmingham Midshires. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my conveyancer about the side-deal as it will put at risk my loan with the bank. 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.
Due to the guidance of my in-laws I had a survey completed on a property in Caerphilly ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Caerphilly. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Caerphilly to see if the conveyancing costs will increase in light of this.
Are there any apps to help identify a Caerphilly solicitor on the Bank of Ireland conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the conveyancer.
Feel free to make use of the facility on this website. Please select a lender and your location and you will see a number of Caerphilly conveyancing lawyers based on proximity. We have listed some Caerphilly conveyancing firms towards the end of this page and you can call them to check whether they are on the Bank of Ireland approved list