My partner and I are getting closer to an exchange on a property in Tintern and my parents have sent the exchange deposit to my solicitor. I am now informed that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
The conveyancer is duty bound to check with lender to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am currently in the process of buying my council flat in Tintern. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I have instructed a Tintern solicitor having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. You may wish to consider appointing your own Tintern surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
HSBC have agreed my mortgage in principle, my bid on a apartment in Tintern has been accepted, what are the next steps?
The estate agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Telephone HSBC or your financial adviser and complete any outstanding documentation. HSBC will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. HSBC will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tintern.
What will a local search tell me concerning the property we're purchasing in Tintern?
Tintern conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays an important part in many a Tintern conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Tintern?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tintern. 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…’
My husband and I are novice buyers - agreed a price, but the estate agent informed us that the seller will only move forward if we use the agent's recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Tintern
It is highly unlikely the owners are driving this. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Tintern conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by senior management.
Whilst your website is a good idea there are many lawyers listed near Tintern being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?
We are not in the business of recommending one firm above another as the right Tintern conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Tintern knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..