We are buying a 1 bedroom flat in Hirwaun with a mortgage from The Mortgage Works.We have a Hirwaun conveyancing lawyer but The Mortgage Works says her practice is not on their approved list of firms. We have to appoint a The Mortgage Works panel firm or retain our local solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that solicitors needs to be on the The Mortgage Works conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for The Mortgage Works
We previously instructed solicitors based in Hirwaun on the TSB solicitor approved list. They have just billed me a supplemental sum for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by TSB but by your Hirwaun conveyancing practitioner. Plenty of firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with TSB. I assume I don't need a Hirwaun solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Hirwaun. I have a mortgage agreed with Santander. Conveyancing is new to me. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I completed on my flat on 12 July and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Hirwaun advises it would be registered in a couple of weeks. Are properties in Hirwaun uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Hirwaun registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. At present approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Registration occurs once the buyer has moved in to the property thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
I'm purchasing my first flat in Hirwaun with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it could impact my mortgage with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Hirwaun is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hirwaun are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hirwaun you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hirwaun 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.
Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Hirwaun?
At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Hirwaun. Unlike many estate agents and many comparison sites we do not charge firms a fee if you choose them for your conveyancing in Hirwaun