I am approaching an exchange on a flat in Coedpoeth and my mum and dad have transferred the exchange deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?
The conveyancing practitioner is legally required to check with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Is it the case that all Coedpoeth conveyancing solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Coedpoeth. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must follow the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Coedpoeth.
About to purchase flat in Coedpoeth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Coedpoeth lawyer is on the Santander conveyancing panel.
The deeds to our property are lost. The solicitors who conducted the conveyancing in Coedpoeth 10 years ago no longer exist. What are my options?
Gone are the days when you need to have the physical deeds to prove you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
I'm buying a new build house in Coedpoeth with a loan from Godiva Mortgages Ltd. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this deal as it will affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
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.
Is it possible to change conveyancer as I have to instruct one who is on the Godiva Mortgages Ltd conveyancing panel. I had appointed a local conveyancing solicitor in Coedpoeth round the corner but the firm is not approved by Godiva Mortgages Ltd
It would be our pleasure to help you select a conveyancing solicitor in Coedpoeth on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Coedpoeth. Using search facility on this website, you can contrast fees for conveyancing solicitors in Coedpoeth and throughout England and Wales.
I need to retain a conveyancing solicitor for leasehold conveyancing in Coedpoeth. I happened to chance upon a site which appears to be the perfect solution If there is a chance to get all this stuff completed via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?