Are the BSA intent on creating a search tool with a view to list firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Llanddulas?
We would not expect to be advised of any plans on the part of the BSA to develop such a register.
I am helping my aunt sell her property in Llanddulas. Does the conveyancer order an energy performance certificate or do I organise this?
After the abolition of Home Information Packs, EPC’s was left as a required element of selling a property. An EPC needs to be commissioned before the property is marketed. This is not as aspect of the sale process that lawyers ordinarily organise. If you are using a Llanddulas conveyancing practitioner they might be willing to arrange energy assessments given their relationships with reputable local accredited person
I am expecting a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Llanddulas solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Llanddulas solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Llanddulas building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Llanddulas conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should my conveyancer be asking questions concerning flooding as part of the conveyancing in Llanddulas.
Flooding is a growing risk for lawyers dealing with homes in Llanddulas. Plenty of people will purchase a property in Llanddulas, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a various checks that may be initiated by the buyer or by their lawyers which should figure out the risks in Llanddulas. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover if the property has ever been flooded. If the premises has been flooded in past and is not revealed by the owner, then a buyer could commence a compensation claim stemming from an inaccurate response. A purchaser’s lawyers will also order an environmental report. This should reveal whether there is a recorded flood risk. If so, additional inquiries should be initiated.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Llanddulas?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Llanddulas. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Llanddulas with the aid of help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The house builders rep told me not to tell my lawyer about the side-deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 acquired a flat in Llanddulas last 25/11/2024 and to date it is still not registered with HMLR. It was part of a new estate and my solicitor told me that it may take twelve months to complete the registration formalities. I have called the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Contact your conveyancing practitioner - Where you are unsatisfied with the responses, find out about their firm’s complaints process and escalate your problem to a Partner. Registrations for Llanddulas conveyancing are not known to be especially complex.