I require conveyancing for an apartment in a relatively new development (6 years built) in Resolven. Almost all the flats are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Resolven?
You are opening yourself up to an unnecessary risk in refusing to carrying out Resolven conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. If time pressures and expenses are primary concerns you should consider with your conveyancer about the options such as contingency insurance available to you
My mortgage company has recommended a law firm on their panel based in Resolven but I would rather instruct a conveyancing lawyer in Resolven or nearer to where I live. Are you able to help?
Not all Resolven conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to find a Resolven conveyancing solicitor on the on the bank panel.
I'm buying my first flat in Resolven benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about this deal as it may impact my loan with the bank. Do I keep my lawyer in the dark?.
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.
I opted to have a survey done on a house in Resolven in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks tend not give a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Resolven. Conveyancing will be smoother if you use a solicitor in Resolven especially if they are accustomed to such properties in Resolven.
My step-son is about to join the property ladder, the home loan was agreed last week in principle. When the seller agreed the offer on the flat we called the bank to issue the formal offer. I was very surprised to learn that banks do not accept all property lawyer, they need to be on their approved list, is this right?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Resolven property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.