We previously appointed conveyancing lawyers based in Corwen on the Barclays solicitor approved list. They have just billed me a further charge for the legal aspects of the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not dictated by Barclays but by your Corwen property lawyer. Some firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.
We are getting a further advance on our home loan from TSB as we intend to conduct alterations to our house in Corwen. Are we obliged to select a bricks and mortar Corwen solicitor on the TSB conveyancing panel to handle the legals?
TSB do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
I have a mortgage with Leeds Building Society for my property in Corwen. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
You must advise Leeds Building Society before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
I used Stirling Law several years ago for my conveyancing in Corwen. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Corwen of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Corwen with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my lawyer about the extras as it will adversely affect my mortgage with the lender. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Corwen is where the house is located. Is there any guidance you can give?
Flying freeholds in Corwen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Corwen you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Corwen may decide 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 property.
I was advised by a few selling agents in Corwen to locate a conveyancer on your site. Is there a financial inducement for Estate Agents to promote your services over a competitor’s?
We don’t make any referral fee for sending work to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My husband and I are FTB’s - agreed a price, yet the agent advised that the seller will only issue a contract if we use their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Corwen
We suspect that the seller is unaware of this demand. Should the owner require ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to appoint your preferred Corwen conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by head office.