When can the exchange of contracts occur in domestic conveyancing in Fishguard and am I required to be at the solicitors branch?
Where you are near to one of the conveyancing solicitors in Fishguard you are welcome to come in to sign the paperwork. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you digitally. The signing of the property agreement is not when everything is set in stone. A signed contract simply enables the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fishguard)to be in the office available at the end of the phone to exchange contracts.
We're in Fishguard, FTBs purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have paid off my mortgage with TSB. I assume I don't need a Fishguard property lawyer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Fishguard solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Our sealed bid on a house in Fishguard has been agreed to, the owners do nevertheless have a connected purchase. The sellers have offered on a flat, but it’s not yet tied up, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Fishguard. What should be my next step? When do I get the mortgage application with Yorkshire BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Fishguard conveyancing search costs, etc). First, you should ensure that your lawyer is on the Yorkshire BS approved list. As to the next steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Fishguard?
Many commercial conveyancing solicitors in Fishguard will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Fishguard. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fishguard.
For each commercial conveyancing transaction in Fishguard it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Fishguard commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Fishguard.
I am purchasing a new build house in Fishguard with a mortgage from HSBC Bank. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my lawyer about the extras as it may jeopardize my loan with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.