My husband and I are purchasing a 3 bedroom apartment in Rhosllanerchrugog with a mortgage. We like our Rhosllanerchrugog conveyancer, however the mortgage company advise he's not on their "panel". It appears that we have little option but to select one of the bank panel conveyancing practices or retain our Rhosllanerchrugog property lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to demand that the lender use our Rhosllanerchrugog conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Rhosllanerchrugog conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to sign contracts for a semi detached house in Rhosllanerchrugog. We have hit a stumbling block. The loan offer with TSB runs out on 6/2/2019 but the owners are putting forward a completion date of 8/2/2019. Is it possible to extend the mortgage offer?
The best person to address this question is your lawyer who will hopefully calculate whether he or she is better off negotiating with the lender, seller’s representatives, estate agents or possibly all three taking into account the circumstances your transaction as of today.
We have agreed to purchase a house in Rhosllanerchrugog. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Leeds Building Society where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Rhosllanerchrugog.
I recently had an offer accepted on an apartment in Rhosllanerchrugog. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £150. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Rhosllanerchrugog lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rhosllanerchrugog postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Rhosllanerchrugog.
It has been 4 months following my purchase conveyancing in Rhosllanerchrugog completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My wife and I purchased a leasehold house in Rhosllanerchrugog. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Rhosllanerchrugog who acted for me is not around. Do I pay?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Rhosllanerchrugog conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Rhosllanerchrugog Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
What is the maintenance charge and ground rent on the flat? The prefered form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and although a managing agent is often retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders. Best to be warned whether fixing the lift or some other major work is pending that will be shared amongst the leaseholders and may well materially increase the the maintenance charges or necessitate a specific invoice.