My husband and I are buying a newly built apartment in Cwmcarn and my conveyancer is informing me that she is duty bound to the mortgage company to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My wife and I buying a 4 bedroom semi-detached house in Cwmcarn. Our aim is to an extension at the rear at the property.Will legal work on the property include enquiries to see if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Cwmcarn will sometimes identify restrictions in the title deeds which prevent categories of alterations or need the consent of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
How can we know in advance if a Cwmcarn conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Cwmcarn seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
Two weeks ago we had a mortgage agreed in principle with TSB. Cwmcarn conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB completed the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I purchased a semi-detached Edwardian property in Cwmcarn. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. Is it worth asking Alliance & Leicester to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cwmcarn and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Cwmcarn differ for newly converted properties?
Most buyers of new build property in Cwmcarn approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Cwmcarn usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cwmcarn or who has acted in the same development.
I'm remortgaging my primary property to a buy to let loan with Birmingham Midshires and intend to use the remaining equity as a down payment on a second property. The area we are talking about is Cwmcarn. Will your lawyers be able to act for both sets of mortgage companies and tie in the conveyances?
Do use our search tool on this page to check that the conveyancers are on the appropriate lender panels. Assuming that they are the conveyancer should be able to tie up the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and requirements.
In my capacity as executor for the estate of my aunt I am disposing of a property in Swansea but reside in Cwmcarn. My lawyer (who is 235 miles awayneeds me to execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Cwmcarn to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Cwmcarn based