We are approaching an exchange on a house in Ebbw Vale and my parents have transferred the 10% deposit to my solicitor. I am now advised that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The solicitor is duty bound to clarify with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is is a decade since I acquired my home in Ebbw Vale. Conveyancing solicitors have just been instructed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with your lender or they may be in the possession of the lawyers who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Ebbw Vale involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I happen to be the single beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Ebbw Vale. The Ebbw Vale property was put into my name in July. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement is principally there to pick up on the purchase and immediately sell or the flipping of properties.
I am expecting a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Ebbw Vale solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Ebbw Vale solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
My fiancee and I are in the process of looking at flats in Ebbw Vale and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Bank of Ireland.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Ebbw Vale?
Its becoming the norm that commercial conveyancing solicitors in Ebbw Vale will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Ebbw Vale. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ebbw Vale.
For each commercial conveyancing transaction in Ebbw Vale it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Ebbw Vale commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Ebbw Vale.
I need to find a conveyancing solicitor for my conveyancing in Ebbw Vale. I've land on a web site which seems to have the ideal answer If there is a chance to get all formalities completed via web that would be ideal. Should I be wary? 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?
Finally, a mortgage agreement from a mortgage company for the remortgage of my 4 bedroom garden flat is to be issued any day now. Could you recommend an efficient remortgage conveyancing practitioner in Ebbw Vale ?
You have come to the wrong place to search for the lowest fares for conveyancing in Ebbw Vale. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint companies offering low cost conveyancing in Ebbw Vale.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service expected.