I am expecting a mortgage offer from Lloyds. My intention is to employ the services of a Licensed Conveyancer in Llanarmon Yn Ial. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
It is is a decade since I purchased my home in Llanarmon Yn Ial. Conveyancing lawyers have recently been appointed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they could be archived with the lawyers who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Llanarmon Yn Ial relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
My fiancee and I are in the throws of viewing apartments in Llanarmon Yn Ial and I am about to put in an offer. Is it wise to have my solicitor on ‘stand by’? I intend to finance via a mortgage with TSB.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
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 Llanarmon Yn Ial solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanarmon Yn Ial postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Llanarmon Yn Ial.
HSBC have agreed my home loan in principle, my offer on a house in Llanarmon Yn Ial has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Call up HSBC or your broker and finish off any relevant documentation. HSBC will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. HSBC will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanarmon Yn Ial.
My wife and I have a 4 bedroom Edwardian property in Llanarmon Yn Ial. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanarmon Yn Ial and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who carried out the work.
I am purchasing a new build house in Llanarmon Yn Ial with a mortgage from Bank of Ireland. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about this side-deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I decided to have a survey done on a property in Llanarmon Yn Ial before appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will not give a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanarmon Yn Ial. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanarmon Yn Ial to see if the conveyancing costs will increase in light of this.