I have given 8 weeks notice to my current landlord and have to leave my rented flat in Ceredigion by 18/3/2026. Conveyancing for my house purchase has just started. Is it possible to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to provide notice for your tenancy until your lawyer suggests that you should. Assuming that you have not already done so, update to your solicitor and ask them to they chase the other lawyers, try to a target completion date that all parties will aim towards
Do the Building Society Association intend to launch a search tool with a view to to identify practices on the Coventry BS conveyancing panel for instance in Ceredigion?
We would not expect to be advised of any intention on the part of the BSA to develop such a tool.
Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a ground floor flat in Ceredigion. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Ceredigion?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Ceredigion solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
I was told four weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Ceredigion is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
four months have gone by since my purchase conveyancing in Ceredigion concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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 buying a new build house in Ceredigion with a mortgage from HSBC Bank. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not disclose to my solicitor about the extras as it will put at risk my loan with the bank. Is this normal?.
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.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Ceredigion I like with amenity areas and station nearby, the downside is that it's only got 51 years on the lease. There is not much else in Ceredigion suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.