I plan on acquiring property in Bryn Y Baal. My Conveyancer is not listed on the lender approved panel. Am I still permitted to continue with my Bryn Y Baal conveyancing solicitor notwithstanding that they are not on the bank panel?
Various options include
- Complete the purchase with your chosen Bryn Y Baal conveyancer but your lender will need to instruct a property lawyer on their conveyancing panel. The net result is additional cost and probable delay.
- Choose a fresh property lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to join the bank’s conveyancing panel
Last June we completed a house move in Bryn Y Baal. We have since encountered a number of problems with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Bryn Y Baal?
The question is not clear as to the nature of the problems and if they are unique to conveyancing in Bryn Y Baal. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a document called a Seller’s Property Information Form. answers turns out to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bryn Y Baal.
Two weeks ago we had a mortgage agreed in principle with Skipton. Bryn Y Baal conveyancing practitioners are selected. How long does it take for Skipton to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Skipton completed the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am purchasing a property in Bryn Y Baal. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Bryn Y Baal.
After months of negotiation I have agreed a price on a house in Bryn Y Baal. My financial adviser suggested a conveyancer. I paid an upfront payment of £225. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm converting the mortgage on my primary house to a BTL loan with Nottingham Building Society and intend to use the remaining equity as a down payment on a second house. The area we are looking at is Bryn Y Baal. Will your conveyancers be able to act for both sets of banks and link together the conveyances?
Make use of our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. Having checked that they are the conveyancer should be able to tie up the two deals but you should have a chat with you conveyancer and make apparent your expectations and needs.
There are only Sixty One years left on my flat in Bryn Y Baal. I now wish to extend my lease but my freeholder is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to locate the freeholder. In some cases an enquiry agent may be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Bryn Y Baal.
Bryn Y Baal Leasehold Conveyancing - A selection of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge liability? This information is useful as a) areas could result in problems for the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have an issue with the managing agents you will need to know about it Does the lease have onerous restrictions?