I was notified recently by my financial adviser that my Rhondda Cynon Taff the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain whether this is indeed the case?
You need to contact your Rhondda Cynon Taff lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Rhondda Cynon Taff conveyancing practice that is on the conveyancing panel for your lender.
After looking at moneysavingexpert.com for an affordable solicitor in Rhondda Cynon Taff, most comment that I should use a CQS assured lawyer. Can you explain what CQS is?
Rhondda Cynon Taff Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) CQS was established to establish evidence of quality standards in the in the legal transfer of properties. CQS helps buyers and sellers to recognise practices who provide a quality residential conveyancing. Rhondda Cynon Taff is one of locations in England and Wales in which CQS have a presence. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
A relative advised me that where I am purchasing in Rhondda Cynon Taff I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Rhondda Cynon Taff conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Rhondda Cynon Taff around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Rhondda Cynon Taff Education with maps and statistics, Local Amenities and other useful data about Rhondda Cynon Taff.
I'm buying a new build house in Rhondda Cynon Taff with a loan from Lloyds TSB Bank. The builders would not budge the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about this deal as it will impact my mortgage with the bank. Should I keep quiet?.
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.
How straightforward is it to use the search tool to locate a conveyancing solicitor in Rhondda Cynon Taff on the authorised to act for my lender?
1st choose a mortgage company such as Lloyds TSB Bank, Chelsea Building Society or Alliance & Leicester then specify your location e.g. Rhondda Cynon Taff. Conveyancing practices in Rhondda Cynon Taff and nationally will then be identified.