Am I correct in assuming that the fact that my solicitor in Pentwyn is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pentwyn conveyancing firm and enquire why they are no longer on the approved list for your bank.
Are the Pentwyn conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?
Pentwyn conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I have been referred to a conveyancing solicitor in Pentwyn. I I would like to check whether they are accepted on the Godiva Mortgages Ltd approved list of lawyers. Could you help?
You should e-mail your conveyancer and ask them whether they can act for the bank. Alternatively please get in touch with Godiva Mortgages Ltd who may be able to assist.
I am buying my first flat in Pentwyn with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it would impact my mortgage with the lender. Is this normal?.
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.
How easy is it to use your search tool to locate a conveyancing solicitor in Pentwyn on the approved list for my mortgage?
1st select a lender such as Nationwide Building Society, The Royal Bank of Scotland or Britannia then choose your location for example Pentwyn. Conveyancing practices in Pentwyn and nationally should be shown.
Two months into purchasing a house in Pentwyn. Conveyancing solicitor has told us the title is "Leasehold". Should this impact our Halifax valuation?
Pentwyn conveyancing does not usually involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability significantly.
At the other extreme, if it's, say, 50 years it will have a significant impact on the saleability, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease provided to your property lawyer.