My partner and I are approaching an exchange on a house in Lampeter and my mum and dad have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my conveyancer needs to make a notification to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The lawyer is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Can your site be used to locate a Conveyancing solicitor in Lampeter even if I’m not buying or disposing of a house, for example where I want to acquire an office in Lampeter with a mortgage from Lloyds TSB Bank?
The service is mainly there to find residential conveyancing solicitors in Lampeter but we have listed at the end of this page a selection of Lampeter commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent Lloyds TSB Bank
My aunt passed away last year and as sole heir and executor I was left the property in Lampeter. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
If you plan to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I am helping my step-mother sell her house in Lampeter. Will the conveyancing solicitor order an EPC or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy assessments remained a required element of moving house. An energy performance certificate should be to hand before the property is advertised. It is not a task that law firms normally organise. Where you are instructing a Lampeter conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established Lampeter energy assessors
We are getting a further advance on our home loan from Skipton as we want to conduct renovations to our property in Lampeter. Are we obliged to choose a nearby Lampeter solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
My offer on a semi in Lampeter has been accepted, the vendors do however have a dependent purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Lampeter. What should be my next step? At what stage do I apply for the mortgage with HSBC?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then survey, Lampeter conveyancing search costs, etc). First, you must ensure that your property lawyer is on the HSBC conveyancing panel. Concerning the next steps this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. In a rising market some home buyers will apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with the conveyancing in Lampeter.
I am looking for a flat up to £235,500 and identified one close by in Lampeter I like with open areas and railway links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Lampeter suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.