I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Lampeter with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
The deeds to my house can not be found. The conveyancers who handled the conveyancing in Lampeter 10 years ago have long since closed. What are my next steps?
You no longer need to have the physical original deeds to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build apartment in Lampeter. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Lampeter
Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the input of my in-laws I had a survey completed on a property in Lampeter in advance of appointing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may not give a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lampeter. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lampeter to see if the conveyancing will be more expensive.
Do I need to be concerned about third parties that I am dealing with are recommending a web based conveyancing firm rather than a High Street Lampeter conveyancing practice?
As is the case with many service providers, often suggestions from connections can be most helpful. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend conveyancers to use. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You are at liberty to appoint your own conveyancer. You need to be aware that many mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your transaction.
My uncle has encouraged me to appoint his conveyancing solicitors in Lampeter. Do I take his advice?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to seek feedback from friends or family who have actually used the firm you're considering.