My partner and I are buying a newly built duplex in Capel Curig and my conveyancer is advising me that she has to the lender to disclose incentives from the developer. I am under pressure to sign contracts and I have no desire to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We see that you have a search directory listing firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Capel Curig?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Capel Curig.
If you had a top tip for selecting a conveyancing solicitor in Capel Curig what would it be?
We would encourage you not to base your choice on the lowest Capel Curig conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I'm spending time viewing houses in Capel Curig and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I intend to finance via a mortgage with Nottingham.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
Completion of my remortgage has taken place for my property in Capel Curig. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. 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.
My friend advised me that where I am buying in Capel Curig I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Capel Curig conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Capel Curig around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Capel Curig Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Capel Curig.
I am buying my first flat in Capel Curig with a loan from Birmingham Midshires. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about the side-deal as it could impact my loan with the lender. Should I keep quiet?.
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.
My partner has encouraged me to use his conveyancing solicitors in Capel Curig. Do I take his guidance?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to get feedback from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.