My husband and I wish to acquire a 2 bedroom apartment in Pembrokeshire with a homeloan from National Westminster Bank.We have a Pembrokeshire conveyancing solicitor but National Westminster Bank informed us his firm is not on their approved list of firms. we are left little option but to use a National Westminster Bank panel solicitor or keep our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers must be on the National Westminster Bank approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank
This question may be naive but I am unseasoned as FTB of a garden flat in Pembrokeshire. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Pembrokeshire?
On the day of completion you will not be required to go to the conveyancers office in Pembrokeshire. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I am the only recipient of my late father’s will and I have everything in my name now, including the my former home in Pembrokeshire. The Pembrokeshire property was put into my name in January. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view banks take of it, depend on the mortgage company as this requirement is principally there to pick up on subsales or the quick reselling of property.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Pembrokeshire solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
I require fast conveyancing in Pembrokeshire as I am faced with an ultimatum to sign on the dotted line inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches carried out although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Pembrokeshire the following are instances of what can show up and adversely affect future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Road Schemes,...
Back In 2009, I bought a leasehold house in Pembrokeshire. Conveyancing and Britannia mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Pembrokeshire who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Pembrokeshire conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a garden flat in Pembrokeshire, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Pembrokeshire with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2097
With just 78 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My dad completed his conveyancing in Pembrokeshire Six years ago. He has got married, widowed and has recently married again. He now wishes to the sell the Pembrokeshire property. I suspect that he will just be requested to supply copies of his marriage certificates to the property lawyer however he is concerned it could hold up the conveyancing. Is it worth updating the Land Registry details for the property?
The is no need to bring up to date the register on the basis that you have the proof required to demonstrate how the name change occurred.
The purchaser’s solicitor will review the title entries and require evidence to establish the name change for example marriage certificates.