I have just been advised by my mortgage broker that my Llanddulas lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to contact your Llanddulas conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Llanddulas conveyancing practice that is on the conveyancing panel for your mortgage company.
Can the conveyancing practitioners listed on your site carry out auction conveyancing in Llanddulas?
There are a few niche lawyers we can put you in touch with those conducting auction conveyancing. Llanddulas is one of the many locations in which our lawyers have a presence.
We are looking to buy a house and require a conveyancing solicitor in Llanddulas who is on the Nottingham conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Llanddulas.
The Llanddulas conveyancing lawyers that I recently instructed on my purchase in Llanddulas have suddenly closed. I chose them because I had to have a lawyer on the Nottingham conveyancing panel and my family Llanddulas lawyer was not. I cut them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Are there restrictive covenants that are commonly identified during conveyancing in Llanddulas?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llanddulas. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Llanddulas with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my conveyancer about the side-deal as it could 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.