My partner and I are purchasing a newly built flat in Pentre Halkyn and my lawyer is informing me that she has to the mortgage company to reveal incentives from the seller. I am under pressure to sign contracts and I would rather not prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am the registered owner of a freehold premises in Pentre Halkyn yet invoiced for rent, why is this and what is this?
It is rare for properties in Pentre Halkyn and has limited impact for conveyancing in Pentre Halkyn but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
Are the BSA planning on creating a searchable register to list solicitors on the Loughborough BS conveyancing panel for instance in Pentre Halkyn?
We would not expect to be advised of any plans on the part of the BSA to develop such a register.
My wife and I are in the process of viewing flats in Pentre Halkyn and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Kent Reliance.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
After weeks of negotiation I have agreed a price on an apartment in Pentre Halkyn. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Soon after, the conveyancer called me embarrassingly acknowledging that they were not on the Lloyds 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 Lloyds 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 have instructed a Pentre Halkyn property lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pentre Halkyn surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How simple is it to switch conveyancer as I have to find one who is on the Virgin Money conveyancing panel. I had appointed a high street conveyancing solicitor in Pentre Halkyn round the corner but he is not approved by Virgin Money
It would be our pleasure to assist you select a conveyancing solicitor in Pentre Halkyn on the Virgin Money panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Pentre Halkyn. In utilising search facility on this page, you can scrutinise costs for conveyancing solicitors in Pentre Halkyn and throughout England and Wales.