We're in Taffs Well, FTBs buying with a mortgage (lender is Yorkshire BS , and our lawyer is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to my home are lost. The lawyers who did the conveyancing in Taffs Well 4 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your lawyer should know precisely where to locate all the suitable paperwork so you can purchase or dispose of your property without any difficulty. Where duplicates are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your premises.
I am buying a new build house in Taffs Well with a loan from Skipton Building Society. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the deal as it will put at risk my loan 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 property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Taffs Well is where the house is located. Can you shed any light on this issue?
Flying freeholds in Taffs Well are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Taffs Well you must be sure that your lawyer goes 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 Taffs Well 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 property.
How simple is it to change firm as I need to select one who is on the Coventry Building Society conveyancing panel. I hired a high street conveyancing solicitor in Taffs Well five minutes from me but she is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Taffs Well on the Coventry Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Taffs Well. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Taffs Well.
Do I cancel my mortgage payments with Clydesdale as soon as a completion date for my home sale in Taffs Well has been agreed?
No, you should keep paying any mortgage payments to Clydesdale until the mortgage is repaid out of the proceeds of sale as part of your Taffs Well conveyancing.