I am buying a house without a mortgage in Gower. I have resided for the previous twelve years in Gower. Conveyancing searches are a lot of money. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Gower conveyancing searches are at your discretion. Your conveyancer will try and sway you, perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of encouragement . One thing to bear in mind; if you are intend to sell the house one day, it will likely be be of relevance to your prospective purchaser what the searches determine. There are plenty of instances where premises with functional issues can still show up unpredicted search results. A competent conveyancing solicitor in Gower should provide you some helpful advice here.
I am planning to acquire a property and need a conveyancing solicitor in Gower who is on the Godiva Mortgages Ltd approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Gower. We dont recommend any particular firm.
This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Gower. Do I receive the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Gower?
On the day of completion you do not need to attend the conveyancers office in Gower. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
I am buying a 3 bedroom semi in Gower. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?
Your property lawyer should review the registered title as conveyancing in Gower can sometimes identify restrictions in the title documents which restrict certain changes or need the permission of another owner. Many additions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We previously selected conveyancers locally in Gower on the Barclays solicitor panel. They have just invoiced me a further charge for handling the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The charge is not dictated by Barclays but by your Gower property lawyer. Numerous firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.
I am purchasing a new build house in Gower with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my solicitor about the deal as it would impact my loan with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Gower is the location of the property. Is there any guidance you can give?
Flying freeholds in Gower are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gower you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gower may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Me and my partner have recently had an offer agreed on a property and had meeting on Tuesday with the Post Office for the mortgage. They have informed us that when it comes to choosing a property lawyer that unless they are on their approved panel of property lawyers then we will incur a further charge of £250+. This is because they will then have to appoint a property lawyer to act on their behalf in addition to the one we select for ourselves and we are liable for their fees. I have asked the Post Office to provide me with a list so I can seek quotes only from their approved lawyers but was told they dont have such a list to hand over. Is there a list online?
Ask the Post Office what their criteria for panel membership is for a conveyancer.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for the Post Office in the past. If the answer to those is yes, then just double check with the Post Office. Alternatively please utilise our search facility and we may be able to identify a lawyer in Gower on the approved list for the Post Office.