My partner and I are intent on acquiring an apartment in Rhymney. My Solicitor is not on the bank approved panel. Is it possible for me to appoint my Rhymney conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
One will need to use a conveyancer to deal with the formalities when you take out a mortgage to buy your home. They will conduct all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One may appoint a Rhymney conveyancing practitioner of your choice. Nevertheless, where the solicitor appointed is not on the mortgage company approved list further costs will be levied as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so where your solicitor has not historically applied for membership they should take the chance to apply.
Do banks and building societies provide you with an approved list of Rhymney conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Rhymney conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My wife and I buying a 4 bedroom semi-detached house in Rhymney. Our aim is to an extension at the rear at the house.Will the conveyancing process involve investigations to ascertain if these works were previously refused?
Your property lawyer should review the deeds as conveyancing in Rhymney can on occasion identify restrictions in the title documents which prevent certain alterations or require the permission of another owner. Many works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I'm the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in Rhymney. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires 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. How sensible a view lenders take of it, depend on the mortgage company as this provision is chiefly there to pick up on subsales or the quick reselling of properties.
I have paid off my mortgage with RBS. I assume I don't need a Rhymney solicitor on the RBS panel to discharge 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
The deeds to my property can not be found. The lawyers who handled the conveyancing in Rhymney 5 years ago no longer exist. What are my options?
Assuming the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, find your property and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I am purchasing my first flat in Rhymney with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about the deal as it could impact my loan with Santander. Do I keep my lawyer in the dark?.
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.
Me and my wife have just had an offer accepted on our first house in Rhymney, and are now looking to get solicitors appointed. We have used the numerous comparison tools and the results are from all across the England and Wales. Is it important to have a Rhymney solicitor local to your potential new home? We are content to do all the communicating over the internet, but I am thinking at some point we will need to visit the property lawyer's office to sign papers?
The conveyancer does not need to be in Rhymney, but choosing local means that you can go in if needed, by way of example, if a signature is needed urgently. In addition, a Rhymney solicitor have established relationships with local agents and (if the vendor has instructed a local lawyer) with them, which will help smooth the process.