I sincerely hope you can assist me. My Treharris lawyer is assuring me that he is legally obliged toconduct Treharris conveyancing searches resulting from the fact thatthe firm are on the HSBCsolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Treharris conveyancing searches.
We previously selected conveyancers locally in Treharris on the Aldermore solicitor panel. They have just invoiced me a further fee for handling the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not set by Aldermore but by your Treharris conveyancer. Numerous firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
We expect to receive a AIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Treharris solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Treharris solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
The mortgage over my property is with TSB for my property in Treharris. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval prior to renting your property as this is likely to be a breach of TSB’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 TSB directly. You need not do this via a TSB conveyancing panel firm.
I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Treharris for a purchase of a leasehold flat 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to check if the premises is registered to you, you can make 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 Treharris conveyancing specialists.
I opted to have a survey completed on a house in Treharris in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks will refuse to issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Treharris. Conveyancing may be slightly more expensive based on your lender's requirements.
What tools are available to locate a Treharris solicitor on the Godiva Mortgages Ltd conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the solicitor.
You can use the facility on this page. Please select a lender and your location and you will see a number of Treharris conveyancing lawyers based on proximity. We have detailed some Treharris conveyancing firms towards the end of this page and you can ring them to see if they are on the Godiva Mortgages Ltd approved list