My lawyer in Cefn Mawr is not listed on the Britannia Solicitor Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Britannia panel?
Your options are as follows:
- Complete the purchase with your preferred Cefn Mawr lawyers but Britannia will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the total legal fees and cause delays.
- Get an alternative practitioner to act in the conveyancing, remembering to check they are Britannia approved.
- Try to convince your Britannia solicitor to attempt to join the Britannia panel
When it comes to mortgage companies such as Co-operative, do Cefn Mawr solicitors incur a fee to be on the conveyancing panel?
We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
My husband and I have arranged a further advance on our home loan from Barclays as we intend to conduct improvements to our house in Cefn Mawr. Are we obliged to appoint a bricks and mortar Cefn Mawr solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
Last month we had a mortgage agreed in principle with Lloyds. Cefn Mawr conveyancing lawyers were chosen. How long does it take for Lloyds to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Lloyds completed the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am planning on selling our property in Cefn Mawr and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Cefn Mawr. We have lived in Cefn Mawr for three years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified during conveyancing in Cefn Mawr?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cefn Mawr. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Cefn Mawr benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my lawyer about this side-deal as it would adversely affect my mortgage with Lloyds TSB Bank. 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.
Due to the advice of my in-laws I had a survey completed on a property in Cefn Mawr in advance of instructing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may refuse to grant a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cefn Mawr. Conveyancing may be slightly more expensive based on your lender's requirements.