I require conveyancing for a flat in a fairly new development (five years old) in Cardigan. Almost all the properties are already sold. Do I need carry out the conveyancing searches for my conveyancing in Cardigan?
If you getting a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Cardigan conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Cardigan.
Are the BSA intent on creating a searchable register to to identify law firms on the Darlington Building Society conveyancing panel for example in Cardigan?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
My bid for a property was accepted at auction in Cardigan. Conveyancing is required. What are my next steps?
Now that you are for all intents and purposes signed on the dotted line you must find a conveyancing practitioner quickly as you will have a fast approaching a drop dead date to complete the property. An auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Cardigan solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase flat in Cardigan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cardigan property lawyer is on the HSBC conveyancing panel.
I'm buying my first flat in Cardigan with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not inform my lawyer about this extras as it would jeopardize my mortgage with the bank. Is this normal?.
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 need to instruct a conveyancing solicitor for my conveyancing in Cardigan. I've discover a web site which looks to be the perfect answer If there is a chance to get all the legals completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Me and my husband have just had an offer accepted on a house and had an appointment on Wednesday with the Post Office for the mortgage. They have informed us that when it comes to appointing a solicitor that if they are not on their approved list of property lawyers then we will be subject to an an additional fee of £250+. This is is due to the fact that they will then have to select a solicitor to act for them in addition to the one we appoint for ourselves and we will be on the hook for their invoice. I have requested the Post Office to provide me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask the Post Office what their panel criteria is for a solicitor.Thereafter ask the property lawyer of your choice whether they meet the criteria and have they acted on loans for the Post Office before. Where the answer to those is yes, then just clarify this with the Post Office. Another option is to utilise our search facility and we may be able to locate a solicitor in Cardigan on the panel for the Post Office.