I have given 2 months notice to my existing landlord and must leave my let out property in Lixwm by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your tenancy until your lawyer suggests that you should. If you have not already done so, notify to your conveyancer and urge them to they seek the assistance the sellers solicitors, try to get a realistic time scale from them that everyone will work towards
How do I investigate if the solicitor conducting my conveyancing in Lixwm is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus paying £187.00 plus VAT in further conveyancing invoice.
You should take advantage of the search tool on this web page. Pick the mortgage company and type ‘Lixwm’ or your location and you will be presented with numerous conveyancers offices in Lixwm or nearest you.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a ground floor flat in Lixwm. Do I collect the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Lixwm?
On the day of completion you do not need to go to the conveyancers office in Lixwm. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am expecting a DIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Lixwm solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lixwm solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
Aldermore have agreed my mortgage in principle, my bid on a flat in Lixwm has been accepted, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Aldermore or the financial adviser and finalise any outstanding paperwork. Aldermore will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lixwm.
I am buying a new build house in Lixwm with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of extras instead. The house builders rep told me not disclose to my lawyer about the side-deal as it may affect my loan with the lender. Do I keep my lawyer in the dark?.
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.
My husband and I are new to the buying process - agreed a price, yet the selling agent told us that the seller will only proceed if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Lixwm
It is unlikely the sellers are driving this. If they require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your preferred Lixwm conveyancing solicitors - not the ones that will give the estate agent a introducer fee or achieve conveyancing thresholds demanded by senior management.
I am an executor of my recently deceased aunt’s Will, with a property in Lixwm which is to be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some purchasers will insist that it is completed before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.