We are planning to acquire a property and require a conveyancing solicitor in Bridgend who is on the Kent Reliance approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Bridgend.
Do I need to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Bridgend so that I can pop in to their offices when needed.
Whereas this was necessary ten years ago, the vast majority mortgage companies no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct benefits to choosing a local solicitor, in your case a conveyancing solicitor in Bridgend.
I am buying a property in Bridgend. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that your lender is Co-operative your lawyer must comply with the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Bridgend.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bridgend bank branch on various occasions and was informed it wasn't a problem and they will lend. My Bridgend conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.
The lawyer must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Aldermore have agreed my mortgage in principle, my offer on a house in Bridgend has been accepted, what happens next?
Your property agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Telephone Aldermore or the financial adviser and finalise any appropriate forms. Aldermore will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Aldermore will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bridgend.
I have been told that property searches are the primary cause of hinderance in Bridgend conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Bridgend.
I'm buying my first flat in Bridgend with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the deal as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.