I am obtaining a offer of a home loan from Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Llwyngwril. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is 10 years ago since I bought my home in Llwyngwril. Conveyancing solicitors have just been appointed on the sale but I am unable to find the title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your lender or they may be archived with the lawyers who acted in the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Llwyngwril involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I am purchasing a terrace house in Llwyngwril. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to determine if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Llwyngwril will on occasion identify restrictions in the title deeds which prohibit categories of works or need the permission of another owner. Many extensions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I am the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Llwyngwril. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in May. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this obligation is primarily there to identify the purchase and immediately sell or the flipping of property.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Llwyngwril solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal about the property I am purchasing in Llwyngwril?
Llwyngwril conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Llwyngwril conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I'm purchasing my first flat in Llwyngwril with a mortgage from Britannia. The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my lawyer about the extras as it may impact my loan with Britannia. 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.
I am just shy of a 10% deposit on my house purchase in Llwyngwril , but I am anxious proceed. What can I do?
One option is to try and agree a lesser deposit. Many property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment