Can you help - my lawyer advises that chancel insurance is needed on my purchase. What is the level of cover for Tonyrefail conveyancing?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We were going to get a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Tonyrefail solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Tonyrefail solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Tonyrefail is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified during conveyancing in Tonyrefail?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tonyrefail. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Tonyrefail with a loan from Nottingham Building Society. The builders refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my solicitor about this extras as it may put at risk my mortgage with Nottingham Building Society. 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.
As co-executor for the will of my aunt I am disposing of a house in Newport but live in Tonyrefail. My solicitor (based 300 miles from merequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Tonyrefail who can attest this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Tonyrefail based
We have chosen a Tonyrefail conveyancing solicitor for our house purchase (first time buyers) and have picked up in the terms and conditions that they are not regulated by the FCA. Should I be concerned or is that the norm with solicitor?
We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the SRA, who set strict obligations covering monies sitting by them.