Can I use your services to recommend a Conveyancing solicitor in Bethesda even if I’m not buying or disposing of a house, for instance where I wish to acquire a shop in Bethesda with a loan from Bank of Ireland?
Our comparison service is mainly utilised to get a quote from residential conveyancing solicitors in Bethesda but we have listed at the bottom of this page some Bethesda commercial conveyancing firms. You should enquire with the firm directly to establish if they can also act for Bank of Ireland
I am thinking of refinancing my apartment in Bethesda, does my lawyer need to be on the HSBC Conveyancing panel?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I recently had an offer accepted on an apartment in Bethesda. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being problematic. The Bethesda solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Bethesda is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Arc property Solicitors a few years past for my conveyancing in Bethesda. Now, I need the documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Bethesda of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Bethesda is the location of the property. What do you suggest?
Flying freeholds in Bethesda are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bethesda you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bethesda may determine 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 premises.
I have read on various consumer advice websites that before selecting a conveyancing lawyer they must be approved by your bank. It happens to be my first house move but I have an AIP via Virgin Money and I already have a local conveyancing solicitor in Bethesda on standby. Does Halifax need an approved lawyer to be used? Does a list of approved solicitors even exist for my conveyancing in Bethesda?
You need to use a solicitor that is on the Halifax panel. Simply ring your chosen Bethesda conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a couple of choices available to you here:
- Carry on with your preferred Bethesda lawyer but Halifax will need to instruct a conveyancing practitioner from their approved panel. The net impact is additional charges together with probable interruption.
- Appoint a fresh property lawyer to act in the purchase, making sure they are on the Halifax conveyancing panel.
- Convince your lawyer to do everything possible to join the Halifax panel of solicitors.