I was informed recently by my IFA that my Fforestfach the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?
Your first step should be to contact your Fforestfach conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Fforestfach conveyancing practice that is on the conveyancing panel for your mortgage company.
We are nearing an exchange on a house in Fforestfach and my mum and dad have transferred the exchange deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The conveyancer is legally required to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
I purchased a freehold property in Fforestfach but still invoiced for rent, why is this and what is this?
It is rare for properties in Fforestfach and has limited impact for conveyancing in Fforestfach but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Our bank has suggested solicitors on their panel based in Fforestfach but I would rather choose a conveyancing lawyer in Fforestfach or nearer to where I live. Are you able to assist?
Far from all Fforestfach conveyancing firms are approved and listed on all banks conveyancing panel. Do make use of the above search tool to find a Fforestfach conveyancing solicitor on the on the bank panel.
My wife and I are buying a apartment in Fforestfach. It might be a silly question but how we can trust a conveyancer? On completion day we have to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Last month we had a mortgage agreed in principle with RBS. Fforestfach conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fforestfach solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancing practitioner 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 Fforestfach postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Fforestfach.
I opted to have a survey completed on a house in Fforestfach prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fforestfach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fforestfach to see if the conveyancing will be more expensive.