Some advice if I may. My Criccieth solicitor is advising me that she is duty bound toconduct Criccieth conveyancing searches stemming from the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Criccieth conveyancing searches.
Are the Criccieth conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?
Criccieth conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Criccieth for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Criccieth conveyancing specialists.
I am buying my first flat in Criccieth benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my solicitor about this side-deal as it would impact my mortgage with the lender. Is this normal?.
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.
I am looking for a flat up to £195,000 and found one round the corner in Criccieth I like with open areas and transport links nearby, however it only has 51 years on the lease. I can't really find anything else in Criccieth in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities 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 regarding this matter.
I am looking to buy a flat and require a conveyancing solicitor in Criccieth who is on the lender solicitor panel. Can you recommend a Criccieth or local Criccieth solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Criccieth. We dont recommend any particular firm.