My IFA has requested my Creigiau law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have contacted my local Creigiau office but they have not responded to me.
You are best placed to get this information from your Creigiau property lawyer . Most Creigiau conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I own a freehold house in Creigiau but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Creigiau and has limited impact for conveyancing in Creigiau but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
Various web forums that I have frequented warn that are the main cause of stalling in Creigiau conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Creigiau.
I am buying my first flat in Creigiau with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not to tell my solicitor about this extras as it will affect my loan with Birmingham Midshires. 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.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Creigiau I like with a park and station nearby, however it's only got 52 remaining years left on the lease. There is not much else in Creigiau suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term may be an issue. Reduce 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. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
A licensed conveyancer acted on my conveyancing in Creigiau half a dozen years ago and was holding my title documents but has since been shut down – What steps do I now take to retreive these?
Deeds, as such, no longer exist as the majority of properties in Creigiau are registered digitally at Land Registry. Should you need to establish ownership or are disposing of or refinancing your conveyancer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.