My IFA says he needs my Llanelli solicitor’s panel reference for the Nationwide conveyancing panel. How do I find this out. I have e-mailed my local Llanelli branch but they cant find it on their system.
Have you tried speaking to your Llanelli conveyancing practitioner about this?. They maintain a central record lender panel numbers.
We are acquiring a brand new duplex in Llanelli and my solicitor is telling me that she is duty bound to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are planning to move house in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Llanelli. Conveyancing solicitor was found before I stumbled across your site.
On the day of completion you will need to collect the keys from your estate agent however this can only happen when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to tell the removal company that they can start moving you in. We are not in a position to suggest a particular removal organisation but can help you locate a conveyancing in Llanelli or a solicitor that specialises in conveyancing in Llanelli.
We had appointed solicitors locally in Llanelli on the Leeds Building Society solicitor panel. They have just invoiced me a separate sum for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not dictated by Leeds Building Society but by your Llanelli conveyancer. Some firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Llanelli solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanelli postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Llanelli.
It has been five months following my purchase conveyancing in Llanelli concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Llanelli with a mortgage from Barclays . The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my solicitor about this side-deal as it would jeopardize my loan with the lender. Should I keep quiet?.
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.
Am I best advised to go with a Llanelli conveyancing lawyer who is local to the property I am buying? I have an old university friend who can perform the legal work but they are based 200miles away.
The primary upside of using a high street Llanelli conveyancing firm is that you can visit the firm to execute paperwork, hand in your ID and pester them where appropriate. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that must outweigh using an unfamiliar Llanelli conveyancing solicitor solely due to them being based in the area.