It has come to my attention via my mortgage adviser that my Glynneath property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?
The sensible course of action for you to take is to call your Glynneath lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
How do I investigate if the solicitor handling my conveyancing in Glynneath is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in supplemental legal invoice.
You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type ‘Glynneath’ or your preferred area and you will discover a number of lawyer offices in Glynneath or by proximity to you.
Is it correct that all Glynneath CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved firms?
A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We have agreed to purchase a house in Glynneath. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that you are obtaining a mortgage with Principality your lawyer must comply with the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Glynneath.
I am currently in the process of buying my council flat in Glynneath. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I'm buying my first flat in Glynneath with a mortgage from The Royal Bank of Scotland. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about the extras as it would put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 have just appointed agents to market my basement flat in Glynneath. Conveyancing has not commenced, however I have just had a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is clear the service charge as you normally would because all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Glynneath Conveyancing for Leasehold Flats - A selection of Queries before buying
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Many Glynneath leasehold apartments will incur a service charge for maintenance of the building levied by the management company. Where you purchase the property you will have to pay this amount, normally in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge to be met annual, ordinarily this is not a exorbitant figure, say about £25-£75 but you should to check it because on occasion it could be many hundreds of pounds. How much is the ground rent and service charge? Are there any major works in the planning that will likely increase the service charges?
We are in the process of acquiring a apartment in Glynneath. Can the conveyancing practitioner have our transaction price private from the likes of Zoopla. How can this be achieved ?
HM Land Registry are legally required to specify price sold information on the official title for domestic properties countrywide which includes homes in Glynneath. The Title Register is a public document, so the Land Registry would be breaching their statutory duty if they failed to permit access to the register.
You can ask HMLR to withhold the amount paid entry however the response would be a No.