I am obtaining a offer of a home loan from Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Gwernaffield. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Me and my partner are due to complete on the purchase of a house in Gwernaffield but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the current proprietors in the sum of £2k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process but HSBC will not permit this. Why were they notified?
Any conveyancer being on the HSBC approved list is required to disclose to HSBC of any changes to the purchase price. If you prohibit your conveyancer to disclose the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancer for your conveyancing in Gwernaffield.
My aunt passed away last year and as sole heir and executor I was left the house in Gwernaffield. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Principality will insist on your using a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
I have just started marketing my 2 bed apartment in Gwernaffield. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – what should I do?
The sensible thing to do is pay the maintenance contribution as usual given that all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Gwernaffield Leasehold Conveyancing - Sample of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge payments? How much is the ground rent and service charge? Is anyone aware of any major works in the planning that will increase the maintenance costs?
My lender have just issued us with a mortgage offer. We appointed a long established conveyancer in Gwernaffield last week. Today, our financial adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the mortgage company had some control over our choice Is this permitted?
You are at liberty to use any lawyer you prefer to choose for your conveyancing in Gwernaffield nevertheless if your lender aren't happy with them you will have to incur additional cost so the bank can appoint their own lawyers. It may be conceivable that your preferred conveyancing firm to get added to the mortgage company panel. Do make the most of online search facilities such as lenderpanel.com to find a conveyancing solcitor in Gwernaffield on the mortgage company panel. You can go into your local mortgage company branch in Gwernaffield. They will know some good conveyancing solicitors in Gwernaffield on the approved list.