It is is a decade since I purchased my home in Cefn Mawr. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Cefn Mawr relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
My husband and I are buying a newly converted flat in Cefn Mawr with a loan from Halifax.We use our Cefn Mawr conveyancing lawyer but Halifax says he's not on their "panel". we are left little option but to use a Halifax panel solicitor or retain our preferred solicitor and pay for a Halifax panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that solicitors will be on the Halifax conveyancing panel. in the past, most lenders had large numbers of solicitors 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Halifax
I am helping my mother sell her property in Cefn Mawr. Does the conveyancer commission an energy performance certificate or it is for me to see to?
After the abolition of Home Information Packs, energy assessments became a mandatory component of selling a property. An energy assessment should be to hand in advance of the property being marketed. It is not a task that conveyancers ordinarily organise. Where you are using a Cefn Mawr conveyancing practitioner they might be able to arrange energy performance certificates given their relationships with long established Cefn Mawr accredited person
Is it the case that all Cefn Mawr solicitor firms on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in Cefn Mawr. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I'm buying a new build house in Cefn Mawr with a mortgage from Norwich and Peterborough Building Society. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it would jeopardize my mortgage with Norwich and Peterborough Building Society. 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Cefn Mawr is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cefn Mawr are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cefn Mawr you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cefn Mawr may determine 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 cousin has recommend that I instruct his conveyancing solicitors in Cefn Mawr. Should I find my own property lawyer?
No doubt the best way to select a conveyancing lawyer is to get guidance from friends or family who have experience in using the firm that you are are thinking of instructing.