Are the BSA intent on creating a searchable register to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Penrhyndeudraeth?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
My husband and I have arranged the release of further funds on our mortgage from TSB as we intend to conduct a loft conversion to our house in Penrhyndeudraeth. Do we need to select a bricks and mortar Penrhyndeudraeth solicitor on the TSB conveyancing panel to handle the legals?
TSB do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Penrhyndeudraeth solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Principality have agreed my mortgage in principle, my offer on a house in Penrhyndeudraeth has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Contact Principality or your financial adviser and finish off any outstanding forms. Principality will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Principality will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Penrhyndeudraeth.
We are downsizing from our house in Penrhyndeudraeth and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Penrhyndeudraeth. We have lived in Penrhyndeudraeth for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am purchasing a new build house in Penrhyndeudraeth benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my conveyancer about the extras as it may adversely affect my mortgage with Nottingham Building Society. Is this normal?.
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.
Been on the hunt for a lawyer for freehold sale conveyancing in Penrhyndeudraeth. We are selling, uncomplicated no mortgage to discharge, no rush, no onward chain. Got a quote from a solicitor for a thousand pounds plus VAT which is a little high considering its so straightforward. Can I pay less for conveyancing in Penrhyndeudraeth?
Considering it’s a sale only, £450 + VAT would be about the lowest for sale conveyancing in Penrhyndeudraeth.