We are getting closer to an exchange on a property in Rhosllanerchrugog and my mum and dad have sent the ten percent deposit to my property lawyer. I am now informed that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to hold matters up?
Your solicitor is duty bound to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We're in Rhosllanerchrugog, FTBs buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A relative pointed out to me me that in buying a property in Rhosllanerchrugog there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Rhosllanerchrugog which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Rhosllanerchrugog should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Rhosllanerchrugog solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a apartment in Rhosllanerchrugog. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rhosllanerchrugog lawyer is on the Leeds Building Society conveyancing panel.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Rhosllanerchrugog? or Apparently there is historic law that means some homeowners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Rhosllanerchrugog?
Unless a previous purchase of the premises took place after 12 October 2013 you may take it that solicitors conducting conveyancing in Rhosllanerchrugog to remain encouraging a chancel search and or chancel repair liability insurance.
I purchased a 4 bedroom Georgian property in Rhosllanerchrugog. Conveyancing solicitor acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhosllanerchrugog and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who conducted the purchase.
My husband and I are 3 weeks into a leasehold purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Rhosllanerchrugog. We are not happy. Could you help me find new lawyers?
A lawyer would have to be very bad in order to consider replacing them. Has your mortgage been sent? If so you will need to advise them of the new contact details and have the mortgage documents are issued to the new lawyers. The conveyancer should be on the lenders panel to avoid supplemental costs and frustration. So that should be your first question of the new solicitors. Our search tool can help you find a lender approved lawyer for your home move in Rhosllanerchrugog