It is 10 years ago since I purchased my property in Rhosesmor. Conveyancing lawyers have just been instructed on the sale but I can't track down the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the lawyers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Rhosesmor relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.
I happen to be the only beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Rhosesmor. The Rhosesmor property was put into my name in November. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in November. Will no one buy the property for half a year?
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 could be impacted by that. Some lenders would take a pragmatic view as this provision is principally there to capture subsales or the flipping of properties.
Are all Rhosesmor Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Aldermore have agreed my home loan in principle, my bid on a apartment in Rhosesmor has been agreed to, now what?
Your estate agent will need to be advised as to your conveyancer's details (be sure the property lawyers are on the bank’s approved list). Telephone Aldermore or the broker and finish off any outstanding documentation. Aldermore will sellect a valuer who will get in touch with the selling agent or vendor to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Aldermore will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rhosesmor.
I am buying a new build house in Rhosesmor with a mortgage from HSBC Bank. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about this extras as it would put at risk my mortgage with the lender. Should I keep quiet?.
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.
Due to the input of my in-laws I had a survey completed on a house in Rhosesmor prior to retaining lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders tend refuse to issue a loan on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rhosesmor. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Rhosesmor. I happened to chance upon a web site which looks to be the perfect solution If there is a chance to get all formalities done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My fiance and I are hoping to buy a four bedroom maisonettein Rhosesmor with a residential mortgage from a mortgage company. We would like to retain our lawyer in Rhosesmor but our bank advise she’s not approved on their "panel". Apparently we need to choose from the our bank panel solicitors or keep our Rhosesmor conveyancer and pay for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?
No, not really. The mortgage company home loan issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Rhosesmor : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.