My financial adviser has requested my Llanarth law firm’s panel member for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Llanarth branch but they have not responded to me.
The sensible thing to do is ask for this information from your Llanarth conveyancing practitioner . They keep a central record lender panel numbers.
My Conveyancer in Llanarth has never been on on the Barnsley Building Society Approved Panel. Is it possible for me to use my prefered solicitor even though they are not on the Barnsley Building Society list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your preferred Llanarth solicitors but Barnsley Building Society will need to instruct a lawyer on their panel. This will result in additional total legal fees as well as cause frustration.
- Choose an alternative solicitor to to deal with the purchase, remembering to check they are Barnsley Building Society approved.
- Try to convince your Barnsley Building Society based solicitor to try to join the Barnsley Building Society panel
Me and my brother purchased a semi-detached Georgian property in Llanarth. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanarth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the purchase.
I am buying a new build house in Llanarth with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this extras as it would put at risk my loan with the bank. 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 guidance of my in-laws I had a survey completed on a house in Llanarth before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks will refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. 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 assist as they are used to dealing with flying freeholds in Llanarth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanarth to see if the conveyancing will be more expensive.
Our estate agent has suggested using their solicitor for my conveyancing in Llanarth - Is it not simpler better to just instruct them?
This is not necessarily the case and you are free to use whichever solicitor you prefer for your Llanarth home move. A conveyancing practitioner put forward by an estate agent may not necessarily be the best conveyancer, they may suggest their own conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.