My wife and I are buying a 2 bedroom apartment in Cefn Mawr with a mortgage. We have a Cefn Mawr solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Cefn Mawr property lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Cefn Mawr conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to locate a Conveyancing solicitor in Cefn Mawr even if I’m not buying or disposing of a house, for instance if I wish to buy an office in Cefn Mawr with a loan from TSB?
Our comparison service is predominantly there to locate residential conveyancing solicitors in Cefn Mawr but we have listed at the bottom of this page a few Cefn Mawr commercial conveyancing firms. You will need to enquire with the solicitors directly to see if they can also act for TSB
My aunt passed away last year and as sole heir and executor I was left the property in Cefn Mawr. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Cefn Mawr for a purchase of a leasehold flat 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cefn Mawr conveyancing specialists.
I'm buying a new build house in Cefn Mawr with a loan from HSBC Bank. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my lawyer about this deal as it may affect my mortgage with HSBC Bank. 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.
What does commercial conveyancing in Cefn Mawr cover?
Commercial conveyancing in Cefn Mawr incorporates a broad range of services, given by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.