Please explain the implications if my solicitor is expelled from the Co-operative Solicitor panel ahead of completing my conveyancing in Blaenau Gwent?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am purchasing my first flat in Blaenau Gwent benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about the extras as it will adversely affect my mortgage with the bank. Should I keep quiet?.
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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Blaenau Gwent I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Blaenau Gwent suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Is it possible to swap firm as I have to retain one who is on the Norwich and Peterborough Building Society conveyancing list. I had appointed a high street conveyancing solicitor in Blaenau Gwent five minutes from me but he is not accepted by Norwich and Peterborough Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Blaenau Gwent on the Norwich and Peterborough Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Blaenau Gwent. In utilising the find a conveyancing solicitor tool on this page, you can contrast fees for conveyancing solicitors in Blaenau Gwent and beyond.
My partner has encouraged me to appoint his lawyers for conveyancing in Blaenau Gwent. Should I use them?
No doubt the best way to select a conveyancing practitioner is to get feedback from friends or family who have experience in using the conveyancer that you are considering.
My financial adviser has suggested using their conveyancer for my conveyancing in Blaenau Gwent - Is it not simpler advisable to just instruct them?
It is worth checking if the estate agent is recommending a conveyancer or introducing to a lawyer. There are plenty of Blaenau Gwent estate agents who recommend two or three Blaenau Gwent conveyancing firms and get nothing from it.