I am hoping to receive a offer of a home loan from Santander. My intention is to use a Licensed Conveyancer in Newcastle Emlyn. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on an apartment in Newcastle Emlyn. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Skipton 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 Skipton 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 flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Newcastle Emlyn solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
HSBC have agreed my home loan in principle, my offer on a house in Newcastle Emlyn has been accepted, what are the next steps?
The estate agent will wish to be advised as to your property lawyer's details (make sure the lawyers are on the lender’s approved list). Telephone HSBC or your broker and finalise any appropriate documentation. HSBC will sellect a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Newcastle Emlyn.
How does conveyancing in Newcastle Emlyn differ for new build properties?
Most buyers of new build property in Newcastle Emlyn contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Newcastle Emlyn usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Newcastle Emlyn or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Newcastle Emlyn I like with amenity areas and railway links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Newcastle Emlyn for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I am selling my home. My former lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Newcastle Emlyn if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Newcastle Emlyn. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.