I have just been advised by my broker that my Kidwelly property lawyer is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?
Your first step should be to call your Kidwelly lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Kidwelly conveyancing firm that is on the approved list of lawyers for your mortgage company.
My Kidwelly conveyancer has spotted a difference when comparing the information in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am buying a right to buy a flat in Kidwelly. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Kidwelly you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Kidwelly.
How can we tell if a Kidwelly conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Kidwelly obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your transaction.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Kidwelly conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have a mortgage with Santander for my property in Kidwelly. Conveyancing has been completed a year 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 Santander?
You must advise Santander before renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. You need not do this via a Santander conveyancing panel firm.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Kidwelly I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Kidwelly suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I am using a search engine for the phrase conveyancing in Kidwelly it reveals numerous conveyancersin the vicinity. How do I determine which is the suitable conveyancer for me?
The preferential way of seeking the right conveyancer is through a personal testimonial, so seek the counsel of friends and family who have bought a property in Kidwelly or the local estate agent or financial adviser. Fees for conveyancing in Kidwelly differ, so it's advisable to request at least four fee estimates from varying types of conveyancers. Make sure that you clarify that the charges are guaranteed not to increase.