My husband and I are purchasing a 2 bedroom apartment in Meliden with a mortgage. We have a Meliden conveyancer, however the mortgage company says he's not on their "panel". It appears that we have no option but to select one of the bank panel conveyancing practices or keep our Meliden property lawyer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Meliden conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a newly constructed apartment in Meliden and my conveyancer is informing me that she is duty bound to the lender to reveal incentives from the builder. I am on a tight deadline to exchange contracts and I don't want to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. 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.
Can you explain why leasehold purchase conveyancing in Meliden is more expensive?
Meliden leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My bid for a property was accepted at auction in Meliden. Conveyancing is needed. What is next?
Given that you have now exchanged you now have to find a conveyancing practitioner as a matter of priority as you now have a tight a fixed date to complete the deal. An auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .
Intending to buy a maisonette in Meliden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Meliden property lawyer is on the Aldermore conveyancing panel.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Meliden solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 conveyancing practitioner 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 Meliden postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Meliden.
I am downsizing from our house in Meliden and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Meliden lawyer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Meliden. Having lived in Meliden for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
As co-executor for the will of my grandfather I am selling a residence in Newport but live in Meliden. My solicitor (who is 200 kilometers awayrequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Meliden to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Meliden