My wife and I are acquiring a maisonette in Cardiff Bay. My lawyer is not on the bank solicitor list. Can I still use my Cardiff Bay conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
One will need to have a conveyancer to complete the formalities if you require a loan to purchase your property. They will conduct all the appropriate legal checks on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One can instruct a Cardiff Bay property lawyer of your choice. However, if the property lawyer selected is not on the lender approved list supplemental costs will be incurred as separate legal representation will be need by the mortgage company. Lender panel applications may be submitted, so where your solicitor has not in the past sought membership they should take the chance to apply.
I am expecting a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Cardiff Bay solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cardiff Bay solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Cardiff Bay property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
HSBC have agreed my home loan in principle, my bid on a property in Cardiff Bay has been agreed to, what happens next?
The estate agent will want to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Call up HSBC or your broker and complete any relevant forms. HSBC will sellect a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. HSBC will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cardiff Bay.
I'm purchasing a new build house in Cardiff Bay with a loan from Britannia. The builders refused to budge the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about this side-deal as it could affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What makes your site different to other online quote calculators when it comes to conveyancing in Cardiff Bay?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Cardiff Bay. As opposed to estate agents and many comparison sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most kickback, rather than the best value conveyancing in Cardiff Bay
My step-father has suggested that I instruct his conveyancers in Cardiff Bay. Should I choose my own conveyancer?
There are no two ways about it the ideal way to select a conveyancing practitioner is to seek feedback from friends or relatives who have actually previously instructed the solicitor that you are contemplating using.