My wife and I have recently appointed a conveyancing solicitor in Talsarnau. I I would like to check if they are on the Yorkshire Building Society conveyancing panel. Can you advise?
You should contact your conveyancer and enquire whether they are on the lender panel. Alternatively please call Yorkshire Building Society who may be able to confirm.
Completion of my purchase has taken place for my property in Talsarnau. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Talsarnau solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Talsarnau postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Talsarnau.
I have finally had an offer on an apartment in Talsarnau accepted, the owners do however have an associated purchase. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Talsarnau. What do I do now? At what point should I apply for the mortgage with Santander?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Talsarnau conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Santander approved list. As to the subsequent phase 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 home buyers would apply for a home loan with Santander and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with searches.
Are there restrictive covenants that are commonly identified as part of conveyancing in Talsarnau?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Talsarnau. 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 buying my first flat in Talsarnau with a loan from TSB. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not disclose to my lawyer about the extras as it will put at risk my mortgage with the bank. 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.
My husband and I are novice buyers - agreed a price, but the agent informed us that the owners will only issue a contract if we appoint their preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Talsarnau
We suspect that the seller is not behind this request. Should the vendor desire ‘a quick sale', alienating a motivated buyer is counter productive. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Talsarnau conveyancing lawyers - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by HQ.
I am in the process of purchasing my 1st home in Talsarnau. Conveyancing solicitor has been appointed. The broker advised that a survey is not necessary as the house is only 20 yrs old.
The bare minimum you need a Home Buyer's Report. As the property was constructed over a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be enough. The report should highlight any apparent problems and recommend further investigation if relevant. If there are any signs of material issues get a full structural survey.