We see that you have a search directory identifying law firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in St Clears?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Clears.
My Conveyancer in St Clears is not on the Virgin Money Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Virgin Money list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing St Clears solicitors but Virgin Money will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and cause delays.
- Choose a new practitioner to act in the purchase, remembering to check they are on the Virgin Money panel
I am the single recipient of my late grandmother’s estate and I have everything in my name alone, including the house in St Clears. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in October. Do I have to wait half a year to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a pragmatic view as this clause is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
When it comes to mortgage companies such as Principality, do St Clears conveyancers have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Our offer on a property in St Clears has been agreed to, but there is a chain. The sellers have put an offer on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in St Clears. What do I do now? When should I get the mortgage application with UBS started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, St Clears conveyancing search costs, etc). First, you must check that your property lawyer is on the UBS approved list. As to the subsequent stages this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. During a rising market many purchasers will apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
Are there restrictive covenants that are commonly identified as part of conveyancing in St Clears?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in St Clears. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a ground for flat up to £195,000 and found one round the corner in St Clears I like with amenity areas and station nearby, however it only has 51 years unexpired on the lease. There is not much else in St Clears for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Should one as executor remove a deceased person's name from the title register for a house in St Clears?
Where a St Clears property is co-owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your conveyancer would just be required to evidence as to the reason the co owner is not a party to the conveyance, typically this is in the form of the probate documents.
With the aim of making the sale conveyancing simpler in the future you may arrange to have the deceased name removed from the title by applying to HMLR with proof of the death. There is no fee from the Registry for this service.