I am expecting a mortgage with Santander. My intention is to enlist the help of a Licensed Conveyancer in Mynydd Isa. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Completed the sale of my flat in Mynydd Isa last November but my buyer keeps texting every few hours complaining that their solicitor is waiting to hear from myconveyancer. What should have happened following completion?
Post completion of your house sale your lawyer is committed to forward the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been discharged to the purchasers lawyers. There is unlikely to be post completion steps unique to conveyancing in Mynydd Isa.
Can you clarify what the consequences are if my solicitor is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Mynydd Isa?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I are planning on selling our property in Mynydd Isa and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Mynydd Isa. We have lived in Mynydd Isa for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with 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)
I'm purchasing a new build house in Mynydd Isa with a mortgage from Birmingham Midshires. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about the extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I opted to have a survey completed on a house in Mynydd Isa ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not give a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mynydd Isa. Conveyancing may be slightly more expensive based on your lender's requirements.