My conveyancer has identified a a problem with the lease for the apartment we are buying in Machynlleth. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that he must ensure that the mortgage company is willing to move forward with this solution. Are we the client or is the bank?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender specifications have to be complied with.
We see that you have a search directory identifying firms on the Principality conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Machynlleth?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Machynlleth.
I am purchasing a flat and require a conveyancing solicitor in Machynlleth who is on the Bank of Ireland conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Machynlleth. We dont recommend any particular firm.
A colleague advised me that in buying a property in Machynlleth there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Machynlleth which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Machynlleth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Machynlleth. The Machynlleth property was put into my name in September. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the house in September. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some mortgage companies would take a practical view as this obligation primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being a right pain. The Machynlleth solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just had an offer accepted on a new build flat in Machynlleth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Machynlleth
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but reside in Machynlleth. My solicitor (based 235 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Machynlleth to witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Machynlleth based