I am obtaining a mortgage offer from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Haverfordwest. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
When it comes to mortgage companies such as Leeds Building Society, do Haverfordwest solicitors incur a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I'm in the throws of looking at houses in Haverfordwest and I am now considering a potential offer. Is it advisable to have my conveyancer on ‘stand by’? I will be getting a home loan with HSBC.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
The formalities of my remortgage has taken place for my property in Haverfordwest. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I bought my apartment on 10 April and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Haverfordwest expressed confidence that it should be recorded inside ten days. Are titles in Haverfordwest particularly slow to register?
There is nothing unique about conveyancing in Haverfordwest registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. Currently roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected after the buyer is living at the property so an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build house in Haverfordwest with a loan from Britannia. The builders refused to move on the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my conveyancer about the deal as it may affect my loan with the lender. 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.
We're FTB’s - agreed a price, yet the selling agent told us that the owners will only move forward if we appoint the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a local solicitor who is familiar with conveyancing in Haverfordwest
We suspect that the seller is not behind this request. If they desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Haverfordwest conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a referral fee or achieve conveyancing targets set by HQ.