My husband and I are acquiring a newly constructed duplex in Lisvane and my lawyer is advising me that she has to the mortgage company to disclose incentives from the developer. I am under pressure to exchange contracts and I have no desire to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
A friend informed me that in buying a property in Lisvane there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Lisvane which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Lisvane should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I have arranged a further advance on our home loan from Bank of Ireland as we wish to carry out improvements to our house in Lisvane. Are we obliged to appoint a bricks and mortar Lisvane solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
Skipton have agreed my home loan in principle, my bid on a apartment in Lisvane has been accepted, now what?
The property agent will want to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Skipton or the financial adviser and finalise any appropriate paperwork. Skipton will appoint a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Skipton will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lisvane.
I need some expedited conveyancing in Lisvane as I am faced with a deadline to exchange contracts in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to have searches carried out although no solicitor would advise that you don't. With plenty of history conveyancing in Lisvane the following are instances of what can appear and adversely affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
My wife and I purchased a semi-detached Georgian property in Lisvane. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lisvane and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who conducted the purchase.
I am looking for a leasehold apartment up to £245,000 and identified one close by in Lisvane I like with a park and station nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Lisvane suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
What if there is an issue with the searches conducted as part of our conveyancing in Lisvane?
Ordinarily, most adverse entries arising from Lisvane conveyancing search results can be addressed prior to completion or indemnity insurance can be obtained. You should note that even though you may be purchasing the property and may be willing to live with the search results, your lender may not, and when all said and done have the final decision.