My wife and I are only a couple days away from an exchange on a house in Caerwys and my parents have sent the exchange deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your solicitor is legally required to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
When will exchange of contracts take place for purchase conveyancing in Caerwys and do I need to attend the conveyancers branch?
Where you are local to our conveyancing solicitors in Caerwys you are welcome to come in to sign the paperwork. However, the law practices we work with supply countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the purchase agreement is not when everything is set in stone. A signed contract is just a prerequisite for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Caerwys)to be in the office available at the end of the phone to exchange contracts.
We had instructed conveyancers locally in Caerwys on the Kent Reliance solicitor panel. They are now charging me a separate charge for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. This charge is not set by Kent Reliance but by your Caerwys lawyer. Plenty of firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
Last month we had a mortgage agreed in principle with RBS. Caerwys conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS done the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have a mortgage with Aldermore for my property in Caerwys. Conveyancing has been completed some time 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 buy-to-let mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
How does conveyancing in Caerwys differ for newly converted properties?
Most buyers of new build residence in Caerwys come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Caerwys usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caerwys or who has acted in the same development.
How do I locate a Caerwys law firm on the Accord Mortgages Ltd conveyancing panel? I drive a motor bike and am prepared to travel upto 10miles to meet the conveyancer.
Feel free to make use of the tool on this page. Please pick a bank and your location and you will see a number of Caerwys conveyancing lawyers locally. We have detailed some Caerwys conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Accord Mortgages Ltd panel
My step-father has recommend that I use his lawyers for conveyancing in Caerwys. Do I follow his guidance?
There are no two ways about it it’s preferable to find a conveyancing lawyer is to seek guidance from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.