My wife and I are about to complete buying a property in Hay On Wye but as a consequence of damage from the recent storms I have managed to agree compensation from the current proprietors in the sum of six thousand pounds taking the form of a deduction in the price. This was going to be addressed as part of amending the contract yet Kent Reliance are not allowing this. Why were they involved?
The property lawyer being on the Kent Reliance conveyancing panel is obliged to inform Kent Reliance of any variations to the purchase price. If you prohibit your property lawyer to report the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancer for your conveyancing in Hay On Wye.
How up to date is your database of Hay On Wye solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?
Hay On Wye conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
How do I check that the solicitor handling my conveyancing in Hay On Wye is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £187.00 plus VAT in further conveyancing bill.
Feel free to make use of the search tool on this site. Pick the mortgage company and type ‘Hay On Wye’ or your location and you will discover a number of lawyer offices in Hay On Wye or nearest you.
Is it the case that all Hay On Wye solicitors on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Hay On Wye bank branch on numerous occasions and was told it wasn't a problem and they would lend. My Hay On Wye conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hay On Wye solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. You may wish to consider appointing your own Hay On Wye surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are downsizing from our home in Hay On Wye and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing firm as opposed to a conveyancing solicitor in Hay On Wye. Having lived in Hay On Wye for six years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have a terraced Victorian house in Hay On Wye. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hay On Wye and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.