My mortgage broker has requested my Gwersyllt solicitor’s panel member for the Nat West conveyancing panel. How do I discover this. I have called my local Gwersyllt office but they cant find it on their system.
Have you tried contacting your Gwersyllt lawyer about this?. Most Gwersyllt conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Our Gwersyllt lawyer has discovered a difference between the information in the valuation survey and what is in the legal papers for the property. My lawyer has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My uncle advised me that in purchasing a property in Gwersyllt there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Gwersyllt which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Gwersyllt should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the sole recipient of my late father’s will with all property in now in my sole name, including the house in Gwersyllt. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the property in October. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the mortgage company as this provision is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.
Completion of my remortgage has taken place for my property in Gwersyllt. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My partner and I are downsizing from our property in Gwersyllt and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Gwersyllt. Having lived in Gwersyllt for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have been on the look out for a flat up to £235,500 and identified one near me in Gwersyllt I like with a park and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Gwersyllt for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.