I am getting a mortgage with Santander. I hope to instruct a Licensed Conveyancer in Bethesda. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Completed the sale of my flat in Bethesda last January but our buyer keeps telephoning every few hours complaining that her solicitor needs to hear from mine. What should have happened following completion?
Following your house sale your lawyer should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where appropriate, your solicitor must also confirm that the home loan has been paid off to the buyers solicitors. There are no post completion formalities just for conveyancing in Bethesda.
We're in Bethesda, First timers buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A colleague informed me that in buying a property in Bethesda there may be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Bethesda which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Bethesda should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Bethesda. The Bethesda property was put into my name in August. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in August. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some banks would take a pragmatic view as this requirement principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
After shopping around on the internet I have found a Bethesda conveyancing practitioner having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bethesda surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How straightforward is it to use your search app to get a fee calculation from a conveyancing lawyer in Bethesda on the approved list for my lender?
Step one is to pick a bank such as National Westminster Bank, Leeds Building Society or Britannia then choose your location for instance Bethesda. Conveyancing practices in Bethesda and further afield should be identified.
Why do I have to provide my lawyer with a list of items of ID before they can commence with my conveyancing in Bethesda?
Bethesda conveyancing practitioners are duty bound by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It will also be a requirement of your bank where you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and date of birth.