My husband and I are purchasing a newly constructed duplex in Deganwy and my conveyancer is informing me that she is duty bound to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My mortgage company has recommended a law firm on their panel based in Deganwy but I would rather use a conveyancing lawyer in Deganwy round the corner to me. Are you able to help?
The minority of Deganwy conveyancing solicitors are listed all banks conveyancing panel. Do make use of the above find an approved solicitor tool to choose a Deganwy conveyancing solicitor on the on the lender panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Deganwy
There are many registered licenced Conveyancers in Deganwy and Solicitor practices in Deganwy who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is there a list of RBS panel solicitors in Deganwy on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. Where you are seeking to appoint a Deganwy conveyancer on the RBS please make the most of our facility.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Deganwy conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am buying a property and the conveyancer has mentioned Chancel Repair to which the house may be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Deganwy
Unless a prior acquisition of the premises completed post 12 October 2013 you can assume that lawyers handling conveyancing in Deganwy to continue to suggest a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Deganwy is where the house is located. Can you shed any light on this issue?
Flying freeholds in Deganwy are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deganwy you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deganwy may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.