I do hope you can assist me. My Llandudno Junction conveyancer is advising me that she is duty bound toconduct Llandudno Junction conveyancing searches stemming from the fact thatthe firm are on the HSBCsolicitor panel. These Llandudno Junction checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Llandudno Junction conveyancing searches.
I'm the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in Llandudno Junction. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in January. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view banks take of it, depend on the bank as this obligation is primarily there to pick up on the purchase and immediately sell or the flipping of property.
We are getting a further advance on our mortgage from Principality as we want to carry out renovations to our property in Llandudno Junction. Do we need to appoint a nearby Llandudno Junction solicitor on the Principality conveyancing panel to handle the paperwork?
Principality would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Llandudno Junction solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing my first flat in Llandudno Junction benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my lawyer about the side-deal as it would jeopardize my loan with Santander. Do I keep my lawyer in the dark?.
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 decided to have a survey done on a property in Llandudno Junction in advance of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandudno Junction. Conveyancing may be slightly more expensive based on your lender's requirements.
I acquired a house in Llandudno Junction last 23/12/2019 and to date it is still not recorded with HMLR. It is part of a development site and my conveyancer told me that it can take over a year to complete the registration formalities. I have contacted HM Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. What can I do?
It is your conveyancing practitioner that you should contact in order to satisfy any concerns which have arisen as part of the registration process for your Llandudno Junction property. Normal Llandudno Junction conveyancing practice includes an undertaking on the part of the seller's solicitor that they will help resolve any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.