Some advice if I may. My Llandudno solicitor is informing me me that she is duty bound toconduct Llandudno conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Llandudno conveyancing searches.
Me and my brother have a renovated Victorian house in Llandudno. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be 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 Llandudno and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
I'm buying my first flat in Llandudno with a mortgage from Nationwide Building Society. The developers would not reduce the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about this extras as it may jeopardize my loan with Nationwide Building Society. Do I keep my lawyer in the dark?.
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 have been pointed in your direction by numerous selling agents in Llandudno to get a quote from a conveyancer on your site. Is there a financial incentive for Estate Agents to promote your services over and above a competitor’s?
We don’t make any commission for sending work in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I have chosen a Llandudno conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the Ts and Cs that they are not governed by the FCA. Am I right to be worried or is that the norm with solicitor?
We can't see why they should be. Most lawyer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who have specific laws regulating funds held in their bank.