The Moelfre conveyancing firm handling our Moelfre conveyancing has uncovered a difference between the information in the home valuation survey and what is in the title deeds. My lawyer says that he is duty bound to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions 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 you.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to use a local conveyancing solicitor in Moelfre?
Do check but the chances are that allocate you one of their panel lawyers should you want the "fee-free" offer. Contact the bank to explore if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Moelfre.
A colleague recommended that where I am purchasing in Moelfre I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Moelfre conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Moelfre around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Moelfre.
How does conveyancing in Moelfre differ for newly converted properties?
Most buyers of new build property in Moelfre approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Moelfre typically acquire the land, 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 property lawyers 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 Moelfre or who has acted in the same development.
I am contemplating instructing a web based property lawyer rather than a Moelfre conveyancing practice. Any advice?
Advantages do exist in having the opportunity to pop in to a local Moelfre conveyancing solicitor for example
- signing papers same day
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to raise concerns if matters need to addressed
When checking fees, look carefully for hidden extras. The majority decent Moelfre high street solicitors give an all-inclusive price. Many online companies appear to offer discounted fees, yet have hidden 'extras' in the in the terms and conditions.