I am nearing exchange of contracts for my house in Penmaenmawr and the EA has just e-mailed to advise that the buyers are changing their law firm. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a major lender only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Penmaenmawr ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
My bid for a property was accepted at auction in Penmaenmawr. Conveyancing is required. What are my next steps?
Having legally committed yourself to purchase you will need to find a conveyancing practitioner as a matter of priority as you will have a tight a fixed date to complete the conveyancing. Every auction property will have a corresponding legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .
A colleague informed me that in purchasing a property in Penmaenmawr there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Penmaenmawr which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Penmaenmawr should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a terrace house in Penmaenmawr. Our aim is to an extension at the rear at the property.Will the conveyancing process include checks to see if these alterations are permitted?
Your conveyancer should check the registered title as conveyancing in Penmaenmawr will sometimes identify restrictions in the title documents which restrict certain works or need the permission of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Just bought a terraced house in Penmaenmawr , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Penmaenmawr conveyancing solicitor has been very slow, so I want to be sure the registration formalities are addressed.
There is nothing unique about conveyancing in Penmaenmawr registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. Currently in the region of 80% of submission are fully addressed within two weeks but occasionally there can be protracted delays. Registration takes place once the buyer has moved in to the property therefore post completion formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
I am buying a new build house in Penmaenmawr with a loan from Lloyds TSB Bank. The sellers would not budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
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.
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Penmaenmawr I like with amenity areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Penmaenmawr in this price bracket, 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 likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.