My partner and I are purchasing a newly constructed apartment in Caerleon and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the seller. The Estate Agents are hassling me to exchange and I don't want to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
we are a couple who are hoping to buy a newly converted apartment in Caerleon with a homeloan from Aldermore.We like our Caerleon conveyancing solicitor but Aldermore informed us her practice is not on their "panel". It seems we have little choice but to instruct a Aldermore panel solicitor or retain our preferred solicitor and pay for a Aldermore panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that solicitors will be on the Aldermore approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Aldermore
I am assisting my step-mother sell her property in Caerleon. Will the solicitor order the energy assessment or do I organise this?
Following the abolition of Home Packs, EPC’s remained a required component of moving property. An energy assessment needs to be commissioned before the property is advertised. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Caerleon conveyancing practitioner they might be willing to arrange energy assessments due to their contacts with reputable local providers
I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Caerleon. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the lender as this provision principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
Completion of my remortgage has taken place for my property in Caerleon. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Caerleon? or I am told that there is historic law that means some homeowners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this suitable for conveyancing in Caerleon?
Unless a previous acquisition of the house completed post 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Caerleon to remain recommending a chancel search and or chancel repair liability policy.
I used Action Conveyancing several years past for my conveyancing in Caerleon. Now, I need the files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Caerleon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.