Unfortunately I am unable to travel far from Crickhowell. What is the rationale as to why all Crickhowell conveyancers aren't automatically on all lender panels?
As unjust as it may seem for banks to limit who can act for them, from the public’s or conveyancer’s perspective, the other side of the coin is that lending institutions are increasingly anxious and regard it essential to defend themselves from illegal activities. As a result of this concern banks have reduced their conveyancing panel to a size that they are happy to control.
My stepmother pointed out to me me that in purchasing a property in Crickhowell there may be various restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Crickhowell which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Crickhowell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Crickhowell conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I have instructed a Crickhowell property lawyer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Crickhowell postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Crickhowell.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Crickhowell?
Many commercial conveyancing solicitors in Crickhowell will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Crickhowell. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Crickhowell.
For every commercial conveyancing transaction in Crickhowell it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Crickhowell commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Crickhowell.
I am purchasing a new build house in Crickhowell with a loan from Bank of Scotland. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it would adversely affect my mortgage with the lender. Is this normal?.
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.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Crickhowell is the location of the property. Can you offer any opinion?
Flying freeholds in Crickhowell are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crickhowell 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 Crickhowell may determine 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 residence.
I need to instruct a conveyancing solicitor in Crickhowell for my house move. Is there any facility to review a firm’s complaints history with the legal regulator?
Anyone may search for published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.