I am in the process of remortgaging my property in Penylan, does my lawyer need to be on the RBS Solicitor panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am assisting my mother sell her house in Penylan. Will the solicitor order an energy assessment or it is for me to coordinate?
Following the abolition of Home Information Packs, energy assessments was maintained a mandatory element of selling a property. An energy performance certificate needs to be commissioned before the property is marketed. This is not a task that law firms normally arrange. Where you are instructing a Penylan conveyancing practitioner they might help arrange EPC’s due to their relationships with long established Penylan assessors
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Penylan bank branch on numerous occasions and was told they are content with the situation and they will lend. My Penylan conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their specific requirements. I have no idea who is right.
As long as the lawyer is on the bank approved list, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Barclays have agreed my home loan in principle, my offer on a flat in Penylan has been accepted, what are the next steps?
The property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the bank’s panel). Telephone Barclays or the broker and finalise any outstanding forms. Barclays will instruct a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. Barclays will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penylan.
I have todaydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Penylan for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Penylan conveyancing specialists.
I am buying a new build house in Penylan benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my conveyancer about the extras as it would put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
I'm remortgaging my existing home to a BTL loan with Aldermore and intend to use the remaining equity as a down payment on further property. The neighborhood we are interested in is Penylan. Will your lawyers be able to act for both sets of lenders and link together the transactions?
Make use of our search tool on this page to ensure that the solicitors are on the appropriate lender panels. On the basis that they are your solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and make clear your expectations and requirements.