I used Arc property Solicitors a few years past for my conveyancing in Cowbridge. Now, I need my files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cowbridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Cowbridge with a loan from Santander. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about this extras as it would adversely affect my loan with Santander. Is this normal?.
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.
I am looking for a flat up to £195,000 and identified one near me in Cowbridge I like with open areas and station in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Cowbridge in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Is it possible to swap conveyancer as I need to retain one who is on the The Mortgage Works conveyancing panel. I was using a family conveyancing solicitor in Cowbridge round the corner but he is not accepted by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Cowbridge on the The Mortgage Works panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Cowbridge. In utilising the find a conveyancing solicitor tool on this website, you can compare charges for conveyancing solicitors in Cowbridge and beyond.
Some weeks ago I was told by my lender that their panel lawyers operate no sale no fee basis for conveyancing in Cowbridge. Our purchase fell through and now the solicitors want search fees! They are stating that the fees are nothing to do with their fees!
Cowbridge conveyancing search costs are disbursements not legal fees as these are payable to a third party.