I am expecting a mortgage offer from Nat West. I intend to instruct a Licensed Conveyancer in Menai Bridge. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our solicitor has discovered a defect with the lease for the property we are purchasing in Menai Bridge. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can I use your services to find a Conveyancing solicitor in Menai Bridge even if I’m not purchasing or disposing of a house, for example where I want to buy a shop in Menai Bridge with a loan from Nottingham Building Society?
Our comparison service is primarily utilised to select domestic conveyancing solicitors in Menai Bridge but we have set out towards the end of this page a selection of Menai Bridge commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Nottingham Building Society
We are purchasing a detached bungalow in Menai Bridge. The intention is to an extension at the rear at the property.Will legal work on the property involve enquiries to see if these works are allowed?
Your conveyancer will check the registered title as conveyancing in Menai Bridge can on occasion reveal restrictions in the title deeds which prohibit certain alterations or necessitated the consent of a 3rd party. Many extensions need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
My husband and I are spending time viewing houses in Menai Bridge and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Lloyds.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are taking out a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
It is not clear whether my bank requires a lease extension. I have called my Menai Bridge bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Menai Bridge conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
The property lawyer must follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am looking for a flat up to £235,500 and found one near me in Menai Bridge I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Menai Bridge in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
My uncle has recommend that I instruct his conveyancing solicitors in Menai Bridge. Should I use them?
Much as we are happy to recommend a Menai Bridge conveyancing lawyer the ideal way to find a conveyancing practitioner is to have feedback from friends or relatives who have experience in using the solicitor you're are thinking of instructing.