We are purchasing a 1 bedroom apartment in Llandrindod Wells with a mortgage. We have a Llandrindod Wells lawyer, but the bank says she’s not on their "panel". It appears that we have little choice but to use one of the bank panel solicitors or retain our Llandrindod Wells lawyer and pay for one of their panel ones to represent them. This seems very unfair; can we not demand that the bank use our Llandrindod Wells property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llandrindod Wells conveyancing lawyer to apply to be on the conveyancing panel.
My colleague recommended that if I am buying in Llandrindod Wells I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Llandrindod Wells conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Llandrindod Wells around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Llandrindod Wells.
I own a 4 bedroom Victorian property in Llandrindod Wells. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llandrindod Wells and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
I'm buying a new build house in Llandrindod Wells benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about this side-deal as it may adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 a sole trader looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Llandrindod Wells for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Llandrindod Wells, including the disposal and purchase of businesses as well as simply premises. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or call so as to enable us to provide you with a detailed commercial conveyancing quote.