My husband and I are acquiring residence in Mumbles. My Solicitor is not listed on the bank solicitor panel. Can I still use my Mumbles conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
One will need to use a property lawyer to complete the formalities when you take out a mortgage to buy your property. They will conduct all the relevant investigations on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. One could appoint a Mumbles conveyancer of your choosing. However, where the property lawyer selected is not a member of the bank approved list supplemental charges will arise as separate legal representation will be required by them. Lender panel applications may be submitted, so provided your conveyancer has not historically applied for membership they should take the chance to apply.
Last January we completed a house move in Mumbles. We have since encountered a number of problems with the house which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Mumbles?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Mumbles. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, the vendor answers a questionnaire referred to as a SPIF. answers proves to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Mumbles.
I am purchasing a house and require a conveyancing solicitor in Mumbles who is on the Santander solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Mumbles. We dont recommend any particular firm.
We are buying a 4 bedroom semi-detached house in Mumbles. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to ascertain if these alterations are prohibited?
Your conveyancer will review the deeds as conveyancing in Mumbles will on occasion identify restrictions in the title documents which prohibit certain changes or require the permission of a 3rd party. Many works call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We had chosen conveyancers based in Mumbles on the Bank of Ireland solicitor approved list. They have just invoiced me a separate fee for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. The fee is not set by Bank of Ireland but by your Mumbles property lawyer. Numerous firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
We were going to get a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Mumbles solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Mumbles solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Mumbles is the location of the property. What do you suggest?
Flying freeholds in Mumbles are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mumbles you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mumbles may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.