I am about to complete on the purchase of a house in Nantyglo but as a result of damage from a small fire at the property I have was able negotiate reparation from the vendor of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of a side agreement but Lloyds are not allowing this. Should they have been involved?
Your conveyancing practitioner being on the Lloyds conveyancing panel is required to advise Lloyds of any amendments to the sale price. If you were to refuse your lawyer to report the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Nantyglo.
We are looking to buy a property and need a conveyancing solicitor in Nantyglo who is on the Santander approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Nantyglo.
Do the Building Society Association intend to launch a search tool with a view to list law firms on the Coventry BS conveyancing panel for instance in Nantyglo?
We are not aware of any plans on the part of the BSA to develop such a tool.
Please help - my lawyer says that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Nantyglo?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Santander and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Nantyglo conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Nantyglo is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm buying a new build house in Nantyglo benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my conveyancer about the extras as it may adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 decided to have a survey carried out on a property in Nantyglo in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders may not give a loan on this type of home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact 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 Nantyglo. Conveyancing will be smoother if you use a solicitor in Nantyglo especially if they regularly deal with such properties in Nantyglo.