Me and my fiance are purchasing a 2 bedroom apartment in Bethesda with a mortgage. We have a Bethesda lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Bethesda lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to require that the lender use our Bethesda conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Bethesda conveyancing lawyer to apply to be on the conveyancing panel.
My lawyer has identified a a problem with the lease for the property we are buying in Bethesda. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the lender is content with this solution. Are we the client or is the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
What is your number one tip for choosing a conveyancing solicitor in Bethesda
We would encourage you not to base your choice on the lowest Bethesda conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
The formalities of my purchase has taken place for my property in Bethesda. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
About to purchase house in Bethesda. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bethesda solicitor is on the Coventry BS conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who did the conveyancing in Bethesda 10 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your conveyancer should know precisely where to find all the relevant documentation so you can purchase or sell your property without a hitch. If duplicates are not available, your solicitor can put in place insurance or indemnities protecting you against possible claims on your property.
How simple is it to change firm as I have to select one who is on the TSB conveyancing list. I hired a family conveyancing solicitor in Bethesda five minutes from me but she is not approved by TSB
It would be our pleasure to assist you select a conveyancing solicitor in Bethesda on the TSB panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Bethesda. In utilising search facility on this website, you can contrast fees for conveyancing solicitors in Bethesda and throughout England and Wales.
I've found a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Bethesda. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
The majority of houses in Bethesda are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Bethesda so you should seriously consider shopping around for a Bethesda conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should advise you fully on all the issues.
I invested in buying a garden flat in Bethesda, conveyancing formalities finalised September 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bethesda with a long lease are worth £180,000. The ground rent is £65 per annum. The lease runs out on 21st October 2084
With only 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.