We are intending to buy a 3 bedroom apartment in Betws Y Coed with a mortgage. We have a Betws Y Coed solicitor, but the mortgage company says she’s not on their "panel". It appears that we have little choice but to appoint one of the bank panel conveyancing practices or retain our Betws Y Coed lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; can we not insist that the lender use our Betws Y Coed solicitor ?
Unfortunately,no. Your mortgage offer 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 Betws Y Coed conveyancing lawyer to apply to be on the conveyancing panel.
Our Betws Y Coed lawyer has spotted an inconsistency between the information in the valuation survey and what is revealed within the title deeds. My solicitor informs me that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is a dozen years since I purchased my home in Betws Y Coed. Conveyancing solicitors have recently been appointed on the sale but I am unable to find the title documents. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be with the lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Betws Y Coed relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.
Just bought a detached house in Betws Y Coed , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Betws Y Coed conveyancing solicitor has been very slow, so I want to be sure that my ownership is registered.
As far as conveyancing in Betws Y Coed registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present approximately 80% of submission are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration occurs after the new owner is living at the premises therefore 'speed' is not usually top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Are there any apps to help search for a Betws Y Coed law firm on the Britannia conveyancing panel? I have a car and am prepared to travel upto 25miles to meet the lawyer.
You can use the tool on this page. Please pick a bank and your location and you will see a number of Betws Y Coed conveyancing lawyers locally. We have detailed some Betws Y Coed conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Britannia panel
Can you set out some of specific benefits to selecting a local conveyancing practitioner in Betws Y Coed
Many purchasers and sellers in Betws Y Coed select a local solicitor so that they can attend the firm’s offices in the event that they have concerns, and to deliver documents rather taking the chance of relying on the Royal Mail.
There is a distinct advantage in opting for a lawyer local to a property you are purchasing, due to the in-depth knowledge of the area and possible local issues - but this is debatable. Many conveyancers undertaking their work online and could be anywhere in the world.