I'm the only recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Aberystwyth. The Aberystwyth property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in November. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some lenders would take a practical view as this requirement is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
How can we know in advance if a Aberystwyth conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Aberystwyth seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.
Our offer on a semi in Aberystwyth has been accepted, the owners do however have an associated purchase. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Aberystwyth. What do I do now? At what stage should I apply for the mortgage with Leeds Building Society?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then valuation, Aberystwyth conveyancing search charges, etc). First, you should ensure that your conveyancer is on the Leeds Building Society conveyancing panel. As to the subsequent stages this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.
We are buying a house and the solicitor has mentioned Chancel Repair for which the house may be liable as it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Aberystwyth
Unless a previous acquisition of the premises completed after 12 October 2013 you can take it that solicitors handling conveyancing in Aberystwyth to continue to propose a a chancel search and or chancel repair liability policy.
I am purchasing a new build house in Aberystwyth benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my lawyer about the side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.
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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Aberystwyth is the location of the property. Is there any advice you can impart?
Flying freeholds in Aberystwyth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberystwyth you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberystwyth may determine 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 residence.
I need to instruct a conveyancing practitioner in Aberystwyth for my purchase. Is it possible to review a solicitor's complaints history with the legal regulator?
You may see documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.