I am hoping to receive a mortgage offer from Halifax. My intention is to employ the services of a Licensed Conveyancer in Rhiwbina. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am buying a new build house in Rhiwbina with a loan from Lloyds TSB Bank. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about the extras as it would impact my mortgage with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Rhiwbina is where the house is located. Can you offer any opinion?
Flying freeholds in Rhiwbina are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhiwbina you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhiwbina may decide 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 premises.
As co-executor for the estate of my aunt I am selling a house in Newport but I am based in Rhiwbina. My lawyer (who is 250 miles awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Rhiwbina to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Rhiwbina based
In relation to leasehold conveyancing in Rhiwbina what are the most frequent lease defects?
Leasehold conveyancing in Rhiwbina is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the building
You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, The Royal Bank of Scotland, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I acquired a 1 bedroom flat in Rhiwbina, conveyancing formalities finalised May 2008. How much will my lease extension cost? Equivalent flats in Rhiwbina with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease expires on 21st October 2082
You have 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
What are my options where I am dissatisfied with the conveyancer who carried out my conveyancing in Rhiwbina?
We live in an imperfect world, and unfortunately occasionally matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Rhiwbina. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.