My financial adviser says he needs my Ponthir solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Ponthir branch but they have not responded to me.
You are best placed to get this information from your Ponthir property lawyer . Most Ponthir conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Why is leasehold purchase conveyancing in Ponthir is more expensive?
In short, leasehold conveyancing in Ponthir and Torfaen usually warrants extra due diligence compared to freehold conveyancing. This includes lease investigation, communicating with the landlord concerning serving required notices, procuring current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.
A friend suggested that where I am purchasing in Ponthir I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Ponthir conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Ponthir around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Ponthir.
I'm purchasing my first flat in Ponthir with a mortgage from Clydesdale. The builders refused to move on the amount so I negotiated 6k of extras instead. The sale representative told me not disclose to my solicitor about this deal as it may put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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'm refinancing my existing property to a buy to let mortgage with Halifax and intend to use the remaining equity as a down payment on another house. The location we are looking at is Ponthir. Will your solicitors be able to act for the two lenders and tie in the conveyances?
Make use of our comparison tool on this site to check that the solicitors are on the appropriate lender panels. Having checked that they are the lawyer will be able to tie up the two transactions but you should have a chat with you lawyer and communicate your expectations and requirements.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.