What is the best way to check that the solicitor conducting my conveyancing in Porthcawl is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £187.00 plus VAT in further conveyancing costs.
Please do take advantage of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Porthcawl’ or your preferred area and you will discover numerous conveyancers offices in Porthcawl or nearest you.
My wife and I buying a detached bungalow in Porthcawl. The intention is to carry out a loft conversion at the property.Will the conveyancing process include investigations to ascertain if these alterations were previously refused?
Your conveyancer should check the deeds as conveyancing in Porthcawl will occasionally reveal restrictions in the title deeds which prevent certain changes or require the consent of another owner. Some extensions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
is it true that all Porthcawl solicitor practices on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Porthcawl is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are close to exchanging contracts on the sale of our property in Porthcawl and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Porthcawl conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Porthcawl. Having lived in Porthcawl for 4 years we know of no 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 lawyer currently acting for you. What do they say? You must enquire of 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)
Are there restrictive covenants that are commonly identified as part of conveyancing in Porthcawl?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Porthcawl. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in Porthcawl with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about the extras as it will adversely affect my mortgage with the bank. 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.