It has come to my attention via my mortgage broker that my Caersws solicitor is not on the lender Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your Caersws conveyancer. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
My wife and I are about to exchange buying a house in Caersws but as a consequence of wreckage from the recent storms I have managed to agree reparation from the seller in the sum of £3k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however TSB are not allowing this. Why were they informed?
The solicitor that is on the TSB approved list is obliged to advise TSB of any amendments to the sale price. If you prohibit your solicitor to report the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancer for your conveyancing in Caersws.
I am helping my aunt sell her house in Caersws. Does the solicitor commission an energy performance certificate or do I organise this?
Following the abolition of Home Packs, EPC’s was maintained a compulsory element of moving property. An energy performance certificate must be to hand prior to the property being advertised. This is not as aspect of the sale process that law firms normally organise. If you are instructing a Caersws conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable Caersws assessors
Completion of my remortgage has taken place for my property in Caersws. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Caersws solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 been on the look out for a ground for flat up to £235,500 and identified one round the corner in Caersws I like with amenity areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Caersws for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Caersws. I happened to stumble upon a web site which looks to be the perfect solution If it is possible to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?