I am obtaining a mortgage offer from Lloyds. I would like to instruct a Licensed Conveyancer in Aberaeron. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is a dozen years since I bought my home in Aberaeron. Conveyancing solicitors have now been appointed on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be retained by your lender or they may be in the possession of the lawyers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Aberaeron relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Aberaeron?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
I have been told that property searches are a common reason for stalling in Aberaeron house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Aberaeron.
I am purchasing my first flat in Aberaeron with a mortgage from Britannia. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about the extras as it would jeopardize my loan with Britannia. 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.