I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a high street conveyancing solicitor in St Asaph?
Do check but the the likelihood is that give you one of their panel solicitors should you accept the "fee-free" deal. Contact the bank to check if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in St Asaph.
Can you help - my lawyer says that flying freehold insurance is necessary on my purchase. What is the level of cover for St Asaph conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
Can you point me to a directory of Principality panel solicitors in St Asaph on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lenders make their panel listings visible online. If you are looking for a St Asaph conveyancing practitioner on the Principality please make the most of our facility.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a St Asaph property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
It has been three months following my purchase conveyancing in St Asaph concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 residence 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.
I am purchasing my first flat in St Asaph with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The estate agent told me not inform my conveyancer about this extras as it could impact 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.
Is it possible to switch firm as I have to instruct a firm on the Coventry Building Society conveyancing list. I had appointed a family conveyancing solicitor in St Asaph five minutes from me but he is not accepted by Coventry Building Society
It would be our pleasure to assist you select a conveyancing solicitor in St Asaph on the Coventry Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in St Asaph. In making use of the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in St Asaph and throughout England and Wales.