My partner and I are looking to purchase a flat in Llanfyllin and have appointed a Llanfyllin conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Skipton Building Society have this evening contacted us to advise us that there is now an issue as our Llanfyllin solicitor is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Llanfyllin lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are selling our house in Llanfyllin and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Llanfyllin conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Llanfyllin. Having lived in Llanfyllin for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified during conveyancing in Llanfyllin?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llanfyllin. 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'm purchasing a new build house in Llanfyllin with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my lawyer about the deal as it could adversely affect my mortgage with National Westminster Bank. 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.
Due to the advice of my in-laws I had a survey completed on a property in Llanfyllin before instructing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may not issue a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanfyllin. Conveyancing will be smoother if you use a solicitor in Llanfyllin especially if they are familiar with such properties in Llanfyllin.
Is it simple use your search app to select a conveyancing lawyer in Llanfyllin on the authorised to act for my mortgage?
Step one is to select a mortgage company such as Santander, Norwich and Peterborough Building Society or Clydesdale then type in your location a common one being Llanfyllin. Conveyancing practices in Llanfyllin and nationally should be identified.