Do all mortgage companies provide you with an approved list of Rhymney conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Rhymney conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Rhymney with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
When it comes to mortgage companies such as Kent Reliance, do Rhymney conveyancing practitioners have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further funds on our home loan from Nottingham as we want to carry out renovations to our house in Rhymney. Do we need to choose a nearby Rhymney solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham do not ordinarily instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being difficult. The Rhymney solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased my flat on 12 February and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Rhymney said it would be formalised inside ten days. Are transfers in Rhymney uniquely lengthy to register?
There is nothing unique about conveyancing in Rhymney registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. At present in the region of 80% of such applications are completed within 12 days but some can be subject to longer hold-ups. Registration takes place after the new owner is living at the premises so 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I opted to have a survey done on a property in Rhymney ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rhymney. Conveyancing will be smoother if you use a solicitor in Rhymney especially if they are familiar with such properties in Rhymney.