Much to our surprise we have been advised by our mortgage adviser that my Beaumaris solicitor is not on the bank Conveyancing panel. How can I be certain that this is indeed the case?
The first thing you need to do is to contact your Beaumaris lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
We wanted to use a conveyancing solicitor in Beaumaris for our house purchase. Our financial adviser informed us that our bank Platform Home Loans Ltd won't deal with them. Surely this is unduly restrictive?
A lender can direct that a panel conveyancer act for it. You would be liable to meet the charges for this. Please make use of our tool to find a solicitor to conduct conveyancing in Beaumaris on the Platform Home Loans Ltd approved list of solicitors.
Me and my partner are purchasing a property in Beaumaris. I might seem paranoid but how we can trust a solicitor? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am new to the house moving as FTB of a ground floor flat in Beaumaris. Do I pick up the keys to the premises on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Beaumaris?
On the day of completion you will not be required to attend the conveyancers office in Beaumaris. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
The mortgage over my property is with TSB for my property in Beaumaris. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
I purchased a renovated Edwardian house in Beaumaris. Conveyancing lawyer acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beaumaris and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who carried out the work.
I'm purchasing my first flat in Beaumaris with the aid of help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my lawyer about the extras as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Beaumaris is where the house is located. Is there any guidance you can impart?
Flying freeholds in Beaumaris are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beaumaris you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beaumaris may decide 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 property.