I am hoping to receive a offer of a home loan from Santander. I would like to use a Licensed Conveyancer in Bargoed. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My husband and I are getting closer to an exchange on a property in Bargoed and my mum and dad have transferred the ten percent deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your solicitor is obliged to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I bought my home in Bargoed. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Bargoed involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
I opted to have a survey completed on a property in Bargoed ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may not give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bargoed. Conveyancing may be slightly more expensive based on your lender's requirements.
My wife and I hope to purchase our first home in Bargoed. Conveyancing practitioner has been appointed. The financial consultant advised that a survey is not necessary as the house was only built 16 yrs ago.
At the very least you should order a Home Buyer's Report. Given the residence was constructed over a decade ago the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of defects a Home Buyer's report could be sufficient. They will highlight any obvious issues and suggest further investigation where appropriate. Where there are any signs of material issues obtain a comprehensive Building Survey from the beginning.