We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Tal y bont?
You should check but the chances are that appoint one of their panel lawyers if you accept the "fee-free" deal. Call the bank to ask if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Tal y bont.
Just acquired a semi-detached house in Tal y bont , how long will it take for the Land Registry to register my ownership? My Tal y bont conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
As far as conveyancing in Tal y bont registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry need to notify any other parties. As of today approximately 80% of submission are fully addressed within two weeks but occasionally there can be longer delays. Historically registration takes place after the buyer has moved in to the property therefore post completion formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in Tal y bont with a mortgage from Virgin Money. The developers refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my lawyer about the side-deal as it could impact my loan with the lender. 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.
I opted to have a survey completed on a house in Tal y bont in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders will not grant a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions 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 help as they are used to dealing with flying freeholds in Tal y bont. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tal y bont to see if the conveyancing costs will increase in light of this.
How can the Landlord & Tenant Act 1954 affect my commercial property in Tal y bont and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Tal y bont is one of the hundreds of locations in which our lawyers are located