I sincerely hope you can help me. My Treuddyn conveyancer is assuring me that he is legally obliged toapply for Treuddyn conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Treuddyn conveyancing searches.
I have paid off my mortgage with Co-operative. I assume I don't need a Treuddyn solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I currently have a mortgage with Leeds Building Society for my property in Treuddyn. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
You must advise Leeds Building Society before letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel lawyer.
Completion of my remortgage has taken place for my property in Treuddyn. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Just had an offer accepted on a new build apartment in Treuddyn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Treuddyn
Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I opted to have a survey done on a house in Treuddyn prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks will not grant a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you e-mail us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Treuddyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Treuddyn to see if the conveyancing will be more expensive.
How simple is it to change solicitor as I have to retain one who is on the Barclays conveyancing panel. I had appointed a local conveyancing solicitor in Treuddyn five minutes from me but the firm is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Treuddyn on the Barclays panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Treuddyn. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Treuddyn.