We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a Gwernaffield based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel lawyers should you accept the "fee-free" deal. Call the bank to explore if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Gwernaffield.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Gwernaffield?
There are many recorded licenced Conveyancers in Gwernaffield and Solicitor practices in Gwernaffield who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We have agreed to purchase a house in Gwernaffield. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Gwernaffield.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Gwernaffield conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
The deeds to our home can not be found. The conveyancers who dealt with the conveyancing in Gwernaffield 5 years ago are no longer around. Will I be able to sell the house?
You no longer need to have the physical deeds to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Gwernaffield with a mortgage from Bank of Ireland. The builders refused to move on the price so I negotiated 6k of additionals instead. The house builders rep told me not to tell my solicitor about the deal as it will impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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'm converting the mortgage on my current house to a buy to let mortgage with Chelsea Building Society and intend to use the remaining equity towards another property. The neighborhood we are interested in is Gwernaffield. Will your conveyancers be able to act for both sets of banks and link together the conveyances?
Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Having checked that they are the lawyer will be able to connect the two conveyancing matters but you should talk with you lawyer and make clear your desired outcome and requirements.