My mortgage broker says he needs my Ceredigion lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have tried my local Ceredigion office but they have not got back to me yet.
Have you tried contacting your Ceredigion conveyancer about this?. Most Ceredigion law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am approaching an exchange on a property in Ceredigion and my mum and dad have sent the 10% deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this 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 lender about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your conveyancer is duty bound to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
I am due to move house in January. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Ceredigion. Conveyancing firm was organised prior to coming across your website.
On the day of completion you will need to pick up the keys from the estate agent however this should only happen when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you choose a conveyancing in Ceredigion or a firm with expertise in conveyancing in Ceredigion.
We have a mortgage agreed in principle with Santander. Ceredigion conveyancing practitioners have been instructed. How long does it take for Santander to send the offer to the conveyancer?
Some lenders take longer than others. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Ceredigion solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Ceredigion solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have been told that property searches are the main cause of delay in Ceredigion house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Ceredigion.
Are there restrictive covenants that are commonly identified during conveyancing in Ceredigion?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ceredigion. 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…’
We're FTB’s - had an offer accepted, but the property agent told us that the seller will only issue a contract if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Ceredigion
It is highly unlikely the vendors are behind this. Should the owner desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Ceredigion conveyancing solicitors - not the ones that will earn the negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by HQ.