Is it correct that all Monmouthshire CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Monmouthshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Bank of Ireland have agreed my mortgage in principle, my offer on a house in Monmouthshire has been accepted, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Contact Bank of Ireland or the financial adviser and finish off any relevant paperwork. Bank of Ireland will sellect a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Bank of Ireland will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Monmouthshire.
I am buying a new build house in Monmouthshire with the aid of help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about this side-deal as it will affect my loan with Barclays Direct. 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 opted to have a survey carried out on a property in Monmouthshire prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks tend not give a mortgage on such a premises.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Monmouthshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Monmouthshire to see if the conveyancing will be more expensive.
I am using a search engine for the words conveyancing in Monmouthshire it shows results of many conveyancerslocally. How do I determine which is the right solicitor for purchase transaction?
The best method of choosing a suitable conveyancer is via trusted testimonial, so enquire of colleagues and relatives who have bought a property in Monmouthshire or the respected estate agent or financial adviser. Costs for conveyancing in Monmouthshire differ, so it's advisable to request a minimum of three fee calculations from different companies. Make sure that you know what costs in the quote includes.
Should I be concerned if there is an issue with the searches carried out as part of our conveyancing in Monmouthshire?
On the whole, the majority of adverse entries arising from Monmouthshire conveyancing search results can be dealt with ahead of completion or title insurance can be put on cover. It is important to note that even though you intend on acquiring the property and might be content to live with the search results, your mortgage lender may not, and ultimately have the final decision.