I have given 8 weeks notice to my existing landlord and must leave my let out property in Treharris by 29/5/2019. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as don't want to have to find temporary accommodation?
It is unwise to provide notice for your lease unless you have exchanged. Assuming that you have not already done so, update to your solicitor and ask them to they cajole the other lawyers, try to get a realistic time scale from them that everyone will aim to achieve
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being pedantic. The Treharris solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Clydesdale have agreed my home loan in principle, my bid on a house in Treharris has been accepted, now what?
The estate agent will wish to be advised as to your solicitor's details (ensure that the solicitors are on the bank’s approved list). Telephone Clydesdale or the financial adviser and finalise any outstanding documentation. Clydesdale will instruct a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Clydesdale will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Treharris.
My offer on a semi in Treharris has been agreed to, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Treharris. What do I do now? When should I get the mortgage application with Barclays going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Treharris conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Barclays approved list. Regarding the next steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market some buyers would apply for the mortgage with Barclays and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
I'm buying my first flat in Treharris with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my conveyancer about the extras as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a property in Treharris before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend not issue a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can look into this further 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 Treharris. Conveyancing may be slightly more expensive based on your lender's requirements.
What is the reason for new build conveyancing in Treharris being more expensive?
Acquiring a new build premises is significantly distinct from the normal house buying conveyancing in Treharris. For a start housebuilders usually require contracts to exchange inside a short timeframe, the result being a lot of pressure on your lawyer to ensure all is in order. In addition new build premises frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company requirements are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.