I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Llanmartin. The Llanmartin property was put into my name in October. I want to move. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many lenders would take a sensible view as this clause is principally there to identify subsales or the quick reselling of properties.
Is it correct that all Llanmartin CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We were going to get a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Llanmartin solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Llanmartin solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Llanmartin 4 years ago are no longer around. What do I do?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Llanmartin differ for new build properties?
Most buyers of new build residence in Llanmartin come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Llanmartin tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llanmartin or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Llanmartin is the location of the property. What do you suggest?
Flying freeholds in Llanmartin are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanmartin you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanmartin may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are FTB’s - agreed a price, but the estate agent informed us that the seller will only issue a contract if we use their chosen lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Llanmartin
We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Llanmartin conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a introducer fee or meet his conveyancing targets set by head office.