My IFA has asked me for my Llanbrynmair solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have e-mailed my local Llanbrynmair branch but they don't know it.
The sensible thing to do is ask for this information from your Llanbrynmair conveyancing practitioner . They maintain a central record lender panel numbers.
My partner and I are getting closer to an exchange on a flat in Llanbrynmair and my parents have transferred the 10% deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your solicitor is obliged to check with lender to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I acquired my home in Llanbrynmair. Conveyancing lawyers have now 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 possibility that the deeds will be with your lender or they could still be with the lawyers who acted in the purchase. Secondly the chances are that the property will be registered 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. The vast majority of conveyancing in Llanbrynmair involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I have decided to exercise my right to buy my property in Llanbrynmair off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
After shopping around on the internet I have found a Llanbrynmair solicitor having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 conveyancer 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 Llanbrynmair postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Llanbrynmair.
I have finally had an offer on a maisonette in Llanbrynmair accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Llanbrynmair. What should be my next step? At what point should I apply for the mortgage with Skipton?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Llanbrynmair conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Skipton conveyancing panel. As to the subsequent steps this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Llanbrynmair.
I am buying my first flat in Llanbrynmair with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my lawyer about this extras as it may impact my mortgage with the lender. 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.
I opted to have a survey done on a house in Llanbrynmair before appointing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend refuse to grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanbrynmair. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanbrynmair to see if the conveyancing will be more expensive.