My fiance’s brother is a conveyancer. I anticipate that I can be offered preferential rates for conveyancing, However if that does not come materialise, what level of costs would I typically be looking at for conveyancing in Bryn Y Baal?
It’s wise to request two or three conveyancing quotes. Make use of our comparison tool on this site. The prices seem to contrast greatly but service levels do differ between conveyancers as is true with most professions.
We're in Bryn Y Baal, First timers buying with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My husband and I are at the point of looking at flats in Bryn Y Baal and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I am planning to take a home loan with HSBC.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bryn Y Baal building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Bryn Y Baal conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Bryn Y Baal solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
We're novice buyers - agreed a price, but the selling agent informed us that the seller will only issue a contract if we use the agent's preferred lawyers as they want a ‘quick sale’. We would rather use a local solicitor who is familiar with conveyancing in Bryn Y Baal
We suspect that the seller is unaware of this request. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Bryn Y Baal conveyancing lawyers - as opposed tothe ones that will provide the negotiator at the agency a referral fee or achieve conveyancing targets pre-set by HQ.
What is the reason for my lawyer requiring numerous items of ID ahead of starting my conveyancing in Bryn Y Baal?
Bryn Y Baal property lawyers are obliged by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering Regulations to record that the have verified the identity of their clients. It is also sometimes a condition of your bank if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and date of birth.