The Harlech conveyancing firm handling our Harlech conveyancing has uncovered an inconsistency between the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a local conveyancing solicitor in Harlech?
Do check but the the probability is that appoint one of their panel solicitors should you take up the "fee-free" deal. Call the bank and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Harlech.
I can see plenty of information on this site about conveyancing in Harlech but can you isolate your top tip for appointing the right conveyancer in Harlech
It would be unwise to be swayed by the cheapest Harlech conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My father pointed out to me me that in buying a property in Harlech there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Harlech which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Harlech should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Coventry BS have agreed my home loan in principle, my bid on a house in Harlech has been accepted, now what?
Your property agent will need to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Telephone Coventry BS or the financial adviser and complete any relevant paperwork. Coventry BS will sellect a valuer who will get in contact with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Coventry BS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Harlech.
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Harlech for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harlech conveyancing specialists.
I'm purchasing my first flat in Harlech with a mortgage from Bank of Scotland. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the side-deal as it could 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.
I decided to have a survey carried out on a property in Harlech in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend not issue a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Harlech. Conveyancing may be slightly more expensive based on your lender's requirements.