My fiance and I wish to acquire a purpose built apartment in Crynant with a mortgage from Clydesdale.We like our Crynant conveyancing solicitor but Clydesdale says her practice is not on their "panel". It seems we have little choice but to instruct a Clydesdale panel lawyer or keep our local solicitor and fork out for a Clydesdale panel lawyer to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The loan issued to you is subject to its various provisions, a common one being that solicitors will be on the Clydesdale approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale
I am the sole beneficiary of my late mum's will and I have everything in my name now, including the my former home in Crynant. The Crynant property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a sensible view as this obligation chiefly exists to pick up on subsales or the quick reselling of property.
We are getting the release of further funds on our mortgage from Bank of Ireland as we intend to carry out a loft conversion to our home in Crynant. Do we need to appoint a high street Crynant solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I am currently in the process of buying my council flat in Crynant. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Will my conveyancer be making enquiries concerning flooding during the conveyancing in Crynant.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Crynant. There are those who purchase a house in Crynant, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that may be carried out by the buyer or by their conveyancers which will figure out the risks in Crynant. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could bring a legal claim for losses as a result of such an incorrect reply. The buyer’s solicitors may also order an enviro search. This will disclose whether there is any known flood risk. If so, further inquiries will need to be carried out.
I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Crynant for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out 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 Crynant conveyancing specialists.
We're FTB’s - had an offer accepted, yet the estate agent advised that the owners will only move forward if we use the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Crynant
It is improbable the sellers are behind this. If they require ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Crynant conveyancing lawyers - as opposed tothe ones that will provide their negotiator at the agency a commission or achieve conveyancing targets pre-set by corporate headquarters.
I am intending to let out my leasehold flat in Crynant. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Crynant do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a split level flat in Crynant, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Crynant with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2078
You have 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.