How up to date is your database of Ebbw Vale solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Ebbw Vale conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
This question may be naive but I am new to the house moving as a first time purchaser of a ground floor flat in Ebbw Vale. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Ebbw Vale?
On the day of completion you do not need to go to the conveyancers office in Ebbw Vale. Your solicitors will transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be called to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I happen to be the only recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Ebbw Vale. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view banks take of it, depend on the lender as this clause is principally there to pick up on the purchase and immediately sell or the flipping of properties.
Our offer on a detached house in Ebbw Vale has been agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a nearby conveyancing solicitor in Ebbw Vale. What do I do now? When do I get the mortgage application with Barclays started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Ebbw Vale conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Barclays conveyancing panel. As to the next stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a rising market the majority of home buyers would apply for the mortgage with Barclays and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with searches.
What does a local search tell me concerning the house I am buying in Ebbw Vale?
Ebbw Vale conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example Searches UK The local search is essential in every Ebbw Vale conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Me and my brother purchased a semi-detached Edwardian property in Ebbw Vale. Conveyancing solicitor acted for me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Yorkshire Building Society to clarify?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ebbw Vale and other locations in 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 purchasers. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
I am buying a new build house in Ebbw Vale with a loan from Leeds Building Society. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about the side-deal as it would adversely affect my loan with the bank. 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.
We're FTB’s - had an offer accepted, yet the property agent told us that the seller will only issue a contract if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Ebbw Vale
It is improbable the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Ebbw Vale conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing thresholds set by corporate headquarters.