Me and my husband are buying a leasehold flat in Pentwyn. My property lawyer has never been on on the bank approved list. Is it possible for me to appoint my Pentwyn conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
You will need to use a lawyer to deal with the legal work required when you need a loan to purchase your home. The lawyer will carry out all the appropriate due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You could appoint a Pentwyn conveyancer of your choice. Nevertheless, where the property lawyer appointed is not a member of the bank conveyancing panel further charges will arise as separate legal representation will be need by the bank. Bank panel applications can be submitted, so where your lawyer has not previously sought membership they should do so.
Are the BSA planning on creating a searchable register to to identify firms on the Melton Mowbray Building Society conveyancing panel for instance in Pentwyn?
We are not aware of any intention on the part of the BSA to promote such a register.
When it comes to lenders such as Co-operative, do Pentwyn conveyancers face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I had a mortgage agreed in principle with Aldermore. Pentwyn conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore done the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Planning on purchasing a flat in Pentwyn. 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 Nottingham 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 Pentwyn solicitor is on the Nottingham conveyancing panel.
I am buying a new build house in Pentwyn benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the deal as it may jeopardize my loan with Bank of Ireland. 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've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Pentwyn is where the house is located. What do you suggest?
Flying freeholds in Pentwyn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pentwyn you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentwyn may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Pentwyn and how can you help?
The particular law that you refer to provides protection to business tenants, giving them the right to make a request to court for a new tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Pentwyn is one of the many areas of the UK in which the firms we work with are located