Are the Tregaron conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?
Tregaron conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
We were going to get a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Tregaron solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Tregaron solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have paid off my mortgage with Santander. I assume I don't need a Tregaron lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Tregaron solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 have todaybeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Tregaron for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tregaron conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a property in Tregaron in advance of appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some lenders will not give a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tregaron. Conveyancing will be smoother if you use a solicitor in Tregaron especially if they are acquainted with such properties in Tregaron.
There are a lot of properties in Tregaron on unadopted roads. We are acquiring one such house. What are the advantages and disadvantages of buying a property on a privately owned road?
Tregaron conveyancing solicitors will be well versed in dealing propertieson private. The property lawyer will investigate title to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that residents pay into to maintain the road. If one exists, the road will likely be maintained and appear better than council adopted.