I am buying a new build house in Llandyrnog benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it may put at risk my mortgage with the lender. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Llandyrnog prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandyrnog. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use the search facility to get a fee calculation from a conveyancing practitioner in Llandyrnog on the approved list for my bank?
First choose a mortgage company such as Barclays , Leeds Building Society or Platform Home Loans Ltd then type in your location such as Llandyrnog. Conveyancing organisations in Llandyrnog and beyond should be identified.
We're novice buyers - had an offer accepted, yet the selling agent has warned us that the vendor will only go ahead if we instruct their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Llandyrnog
We suspect that the seller is not behind this requirement. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Try to communicate with the owners directly and make sure they comprehend that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)however you are going to use your preferred Llandyrnog conveyancing firm - as opposed tothe ones that will earn their estate agent a kickback or achieve conveyancing targets set by HQ.
I am in need of some leasehold conveyancing in Llandyrnog. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is registered - and almost all are in Llandyrnog - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Llandyrnog - Sample of Questions you should ask Prior to buying
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How many of the leaseholders are in arrears for their maintenance charge payments? Who are the managing agents? What is the maintenance charge and ground rent on the property?
Myself and my husband have recently had an offer accepted on a property and had an appointment on Monday with HSBC for the mortgage. They have informed me that when it comes to selecting a conveyancer that if they are not on their approved panel of conveyancers then we will be subject to an a further charge of £250+. This is is due to the fact that they would then have to appoint a conveyancer to act on their behalf as well as the one we choose to act for ourselves and we assume responsibility for their fees. I have requested HSBC to send me with a list so I can seek estimates only from their approved lawyers but was told they dont have such a list to hand over. Is their an easier way of going about this?
You can enquire of HSBC what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on loans for HSBC in the past. Where the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search facility and we may be able to locate a solicitor in Llandyrnog on the approved list for HSBC.