What is the first thing I need to know about purchase conveyancing in Minera?
Not many law firms shout this from the rooftops but conveyancing in Minera or throughout Wrexham is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, selling agent and on occasion your lender. Appointing a solicitor for your conveyancing in Minera an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your best interests and to keep you safe.
We are witnessing a definite creep of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you should always trust your solicitor above all other parties when it comes to the legal assignment of property.
I recently had an offer accepted on a house in Minera. My mortgage broker suggested a lawyer. I paid an on account payment of £150. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Minera solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Minera solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Minera surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in Minera with a mortgage from Virgin Money. The sellers would not budge the price so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my solicitor about this extras as it would jeopardize my loan with the lender. Should I keep quiet?.
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 ground for flat up to £245,000 and identified one round the corner in Minera I like with open areas and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Minera suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
I am looking to sell my property. My previous lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Minera if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Minera. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.