I plan on acquiring a flat in Llanishen. My Solicitor is not listed on the bank conveyancing panel. Can I still retain my Llanishen conveyancing solicitor notwithstanding that they are not on the bank list of approved lawyers?
Various options include
- Proceed with your preferred Llanishen solicitor but your mortgage company will undoubtedly retain a property lawyer from their approved list. The net result is additional cost and probable interruption.
- Get a new solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your property lawyer to seek to join the mortgage company panel
Can you recommend a Alliance & Leicester sanctioned Llanishen conveyancing lawyer who can have us moved in within less than a month? Would it be better to use a high street Llanishen conveyancer or a nationwide conveyancer?
We would be happy to suggest some excellent Llanishen conveyancing firms. You can also walk up the high street in Llanishen. Visit some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your expectations together with the reasons and ask for an assurance on speed. Select the lawyer that you trust.
A relative advised me that in purchasing a property in Llanishen there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Llanishen which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Llanishen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I had a mortgage agreed in principle with UBS. Llanishen conveyancing solicitors have been instructed. How long does it take for UBS to send the offer to the conveyancer?
Some lenders take longer than others. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We were going to get a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Llanishen solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanishen solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
My wife and I own a terraced Edwardian property in Llanishen. Conveyancing lawyer acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be 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 Llanishen and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
I'm purchasing a new build house in Llanishen with a mortgage from Barnsley Building Society. The builders would not budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it may affect my loan with the 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Llanishen is the location of the property. Is there any advice you can impart?
Flying freeholds in Llanishen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanishen you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanishen may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.