It is is a decade since I bought my home in Penylan. Conveyancing solicitors have recently been instructed on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Penylan relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.
My wife and I have recently appointed a conveyancing solicitor in Penylan. I need to find out whether they are accepted on the Birmingham Midshires approved list of lawyers. Could you assist?
You should call the solicitor and enquire if they can act for the lender. Otherwise you should get in touch with Birmingham Midshires who may be able to assist.
When it comes to mortgage companies such as Virgin Money, do Penylan solicitors face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting a further advance on our mortgage from UBS as we want to carry out alterations to our property in Penylan. Are we obliged to appoint a nearby Penylan solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
I currently have a mortgage with Kent Reliance for my property in Penylan. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
I'm purchasing a new build house in Penylan with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about this side-deal as it may impact my mortgage with The Mortgage Works. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
When it comes to my conveyancing in Penylan should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Penylan conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.