Me and my partner are purchasing a 1 bedroom apartment in Haverfordwest with a mortgage. We wish to retain our Haverfordwest conveyancer, however the lender says she’s not on their "panel". It appears that we have little choice but to select one of the lender panel conveyancing practices or keep our Haverfordwest conveyancing practitioner as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the mortgage company use our Haverfordwest conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Haverfordwest conveyancing lawyer to apply to be on the conveyancing panel.
Is there a reason why leasehold purchase conveyancing in Haverfordwest costs more?
The conveyancing costs for a leasehold premises in Haverfordwest is inevitably greater as compared to a freehold transaction. This is because there is an amount of supplemental investigations required in dealing with the landlord and managing agents to obtain evidence concerning whether the rent and service fee have been discharged and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
My wife and I are buying a flat in Haverfordwest. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit 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.
A colleague advised me that in buying a property in Haverfordwest there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Haverfordwest which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Haverfordwest should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The formalities of my purchase has taken place for my property in Haverfordwest. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It has been 3 months since my purchase conveyancing in Haverfordwest completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in Haverfordwest with a mortgage from Alliance & Leicester . The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my solicitor about this deal as it may impact my mortgage with Alliance & Leicester . Is this normal?.
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.
Due to the advice of my in-laws I had a survey completed on a house in Haverfordwest prior to retaining lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders may not give a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Haverfordwest. Conveyancing will be smoother if you use a solicitor in Haverfordwest especially if they are accustomed to such properties in Haverfordwest.