A relative pointed out to me me that in purchasing a property in Trefnant there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of anumerous of properties in Trefnant which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Trefnant should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Trefnant solicitor firms on the Skipton conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being pedantic. The Trefnant solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I are intent on selling our property in Trefnant and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Trefnant lawyer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Trefnant. We have lived in Trefnant for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm purchasing a new build house in Trefnant benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this extras as it will jeopardize my mortgage with Bank of Ireland. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Trefnant is the location of the property. Can you offer any opinion?
Flying freeholds in Trefnant are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trefnant you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trefnant 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.
I was pointed in your direction by a few estate agents in Trefnant to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services rather than a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
My husband and I are new to the buying process - had an offer accepted, yet the agent told us that the vendor will only proceed if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Trefnant
It is unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Trefnant conveyancing solicitors - rather thanthe ones that will provide the estate agent a introducer fee or meet his conveyancing figures pre-set by senior management.