I am expecting a mortgage with Santander. I intend to instruct a Licensed Conveyancer in Glan Conwy. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My husband and I are approaching an exchange on a house in Glan Conwy and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has been received from someone other than me my solicitor needs to make a notification to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
Your property lawyer is duty bound to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I purchased my property in Glan Conwy. Conveyancing solicitors have recently been retained on the sale but I can't find my deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be retained by the lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Glan Conwy relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
I'm buying a new build house in Glan Conwy with a loan from Platform Home Loans Ltd. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about the extras as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Glan Conwy is the location of the property. What do you suggest?
Flying freeholds in Glan Conwy are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Glan Conwy you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glan Conwy may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it best to appoint a Glan Conwy conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can deal with the legal work however his firm is located 400miles away.
The benefit of a high street Glan Conwy conveyancing firm is that you can pop in to sign paperwork, deliver your ID and pester them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that should trump using an unknown Glan Conwy conveyancing lawyer just because they are Glan Conwy based.