My financial adviser has asked me for my Kempsey lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have e-mailed my local Kempsey office but they have not responded to me.
Have you tried contacting your Kempsey conveyancing practitioner about this?. Most Kempsey conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am aiming to move home in July. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Kempsey. Conveyancing firm was found before I stumbled across this site.
On the afternoon of completion you can pick up the house keys from your property agent however this should only be done once the previous owners solicitors advise the agent that they have the completion monies and the keys can be passed over. Subsequently you should advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in Kempsey or a solicitor with expertise in conveyancing in Kempsey.
We had chosen conveyancers locally in Kempsey on the Santander solicitor approved list. They are now charging me a separate fee for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Santander but by your Kempsey conveyancer. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Kempsey solicitor on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
The deeds to my home can not be found. The solicitors who dealt with the conveyancing in Kempsey 4 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical original deeds to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I'm buying my first flat in Kempsey with a loan from The Mortgage Works. The builders refused to budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my lawyer about the deal as it will put at risk my mortgage with The Mortgage Works. Is this normal?.
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 am looking for a flat up to £245,000 and identified one round the corner in Kempsey I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Kempsey in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.