I am purchasing a leasehold flat in Bodelwyddan. My Conveyancer is not listed on the mortgage company solicitor panel. Am I still permitted to appoint my Bodelwyddan conveyancing solicitor even though they are not on the lender approved list?
One will need to have a conveyancer to complete the formalities if you require a loan to buy your home. They will conduct all the appropriate legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One could select a Bodelwyddan conveyancing practitioner of your choice. Nevertheless, where the solicitor appointed is not a member of the bank solicitor panel additional charges will be incurred as separate legal representation will be required by them. Lender panel applications can be submitted, so if your solicitor has not historically applied for membership they should take the opportunity to apply.
We are purchasing a property and need a conveyancing solicitor in Bodelwyddan who is on the Virgin Money approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Bodelwyddan.
I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Bodelwyddan. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the property in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the lender as this clause is primarily there to pick up on the purchase and immediately sell or the flipping of properties.
The formalities of my purchase has taken place for my property in Bodelwyddan. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Bodelwyddan solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have a renovated Edwardian property in Bodelwyddan. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bodelwyddan and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
Should I be wary that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Bodelwyddan conveyancing firm?
As is the case with lots of professional services, often referrals from connections can be very helpful. Yet there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may recommend lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the endorsement. You are at liberty to choose your own lawyer. Don't forget that most lenders specify a panel list of conveyancers you have to use for the lender related work in your house move.