Is the fact that my conveyancer in Saltney is not on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 simply call the Saltney conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am helping my niece sell her house in Saltney. Will the solicitor commission the energy performance certificate or it is for the owner to see to?
After the demise of Home Information Packs, EPC’s became a compulsory element of moving house. An energy performance certificate needs to be commissioned in advance of the property being put on the market. This is not a task that solicitors normally organise. Where you are using a Saltney conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with long established local accredited person
My conveyancer has informed me that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Saltney?
The right level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
Planning on purchasing a maisonette in Saltney. 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 Principality 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 Saltney property lawyer is on the Principality conveyancing panel.
I'm buying a new build house in Saltney with a loan from Bank of Scotland. The builders refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep told me not disclose to my solicitor about this side-deal as it could put at risk my loan 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Saltney is the location of the property. Can you shed any light on this issue?
Flying freeholds in Saltney are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Saltney you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm remortgaging my current house to a BTL loan with Halifax and I will use the ballance of the raised equity towards another house. The neighborhood we are interested in is Saltney. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Do use our search tool on this page to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are the lawyer should be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your desired outcome and requirements.
We have recently had a bid accepted on our 1st home in Saltney, and need to get solicitors instructed. I have utilised the numerous comparison based websites and the quotes are from all over the the UK. Is it critical to have a Saltney property lawyer local to our potential new home? We are willing to do all the communicating over email, but I guess at some point we will need to physically go into the conveyancing practitioner's office to sign contracts?
The property lawyer does not need to be in Saltney, but opting for local means that you can attend their offices if needed, for instance, if a signature is immediately necessary. Furthermore, a Saltney solicitor have established relationships with local agents and (if the vendor has instructed a local lawyer) with them, which will help smooth the process.