I am getting a mortgage with Lloyds. I would like to instruct a Licensed Conveyancer in Merthyr Tydfil. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
About to place an offer on a leasehold property in Merthyr Tydfil. The selling agents advise that it is standard for flats in Merthyr Tydfil to have less than 75 years left on the lease. I am obtaining a loan with Tesco Bank. Is this going to be a problem if the lease has 69 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/2/2018 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
I'm buying a new build house in Merthyr Tydfil benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my lawyer about this deal as it could put at risk my loan with the lender. 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 decided to have a survey completed on a house in Merthyr Tydfil in advance of appointing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Merthyr Tydfil. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to part with 450k on a house in Merthyr Tydfil I would like to talk to a conveyancer about myhouse move prior to instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your property ownership legalities in Merthyr Tydfil.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Merthyr Tydfil should be the amount on the final invoice that you end up paying.