We decided to go with a local lawyer for our conveyancing in Arthog today. Upon checking the Terms and Conditions it is apparent thatI am liable for costs even if the dealfalls through. Should I ditch them and use an on-line conveyancing company who offer no-sale-no-fee conveyancing in Arthog?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be more expensive to neutralise the conveyances that do not proceed. Do bear in mind that such deals generally do not cover expenditure such your Arthog conveyancing search charges.
My flat in Arthog is up for sale and I have accepted an offer. Does the conveyancer have to be required to be on the Principality conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
The deeds to my property are lost. The lawyers who did the conveyancing in Arthog 10 years ago no longer exist. What are my options?
Assuming the title is registered the details of your proprietorship will be documented by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your property and order up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am buying a new build house in Arthog benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my solicitor about this deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.
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.
My husband and I are first time buyers - had an offer accepted, but the agent advised that the seller will only proceed if we instruct the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Arthog
We suspect that the seller is not behind this demand. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your preferred Arthog conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a referral fee or meet his conveyancing figures set by head office.