I was told recently by my estate agent that my Symonds Yat property lawyer is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
The first thing you need to do is to contact your Symonds Yat conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Is it the case that all Symonds Yat solicitor firms on the RBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with Lloyds. I assume I don't need a Symonds Yat conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Symonds Yat solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I'm purchasing a new build house in Symonds Yat benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my solicitor about the side-deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Taking into account that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Symonds Yat I would like to talk to a lawyer regarding theconveyancing before appointing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Symonds Yat.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Symonds Yat should be the figure that you end up paying.
In surfing the world wide web for the words conveyancing in Symonds Yat it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right solicitor for the sale of my house?
The preferential method of choosing a suitable conveyancer is through a personal testimonial, so seek the counsel of colleagues and family who have bought a property in Symonds Yat or the reputable estate agent or mortgage broker. Costs for conveyancing in Symonds Yat vary, so it's sensible to secure at least four fee estimates from varying types of conveyancers. Dont forget to clarify that the charges are guaranteed not to escalate.
I’m about to sell my 2 bed flat in Symonds Yat. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge invoice – what should I do?
The sensible thing to do is clear the service charge as normal because all ground rent and maintenance charges will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Symonds Yat - Examples of Queries before buying
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Where a Symonds Yat lease has less than eighty years it will have adverse implications on the value of the apartment. Check with your mortgage company that they are content with remaining years on the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you would be required to have been the owner of the property for two years before you are entitled to exercise a lease extension. Be sure to investigate if there are any onerous prohibitions in the lease. For example it is very common in Symonds Yat leases that pets are not permitted in in a block in Symonds Yat. If you like the flatin Symonds Yat but your dog is not allowed to live with you then you have a very difficult determination. The best form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this situation the tenants have control and even though a managing agent is usually employed if it is bigger than a house conversion, the managing agent retained by the leaseholders.