Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for example in Clydach?
Lexsure has not been advised of any plans on the part of the BSA to promote such a tool.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Clydach. The Clydach property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the property in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some mortgage companies would take a sensible view as this obligation chiefly exists to identify subsales or the quick reselling of property.
Is it the case that all Clydach CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved solicitors?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
After shopping around on the internet I have found a Clydach lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Clydach surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am intent on selling our property in Clydach and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Clydach conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Clydach. Having lived in Clydach for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. 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 illness)
I'm refinancing my current home to a BTL mortgage with Bank of Scotland and intend to use the remaining equity towards a second house. The area we are looking at is Clydach. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Do use our search tool on this site to check that the solicitors are approved by both mortgage companies. On the basis that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and make clear your expectations and requirements.
What are your top tips when it comes to finding a Clydach conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Clydach conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Clydach conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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How experienced is the practice with lease extension legislation?
Clydach Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
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How much is the ground rent and service charge? Best to be warned whether redecorating or some other significant cost is due shortly that will be shared between the leaseholders and could well materially increase the the maintenance costs or necessitate a specific payment. Does the lease have onerous restrictions?
I am looking for Clydach conveyancing quotes online. Can I be confident that all the Clydach law firms that are listed on your website are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Clydach firm being on the mortgage company conveyancing panel is not accurate.