My husband and I are intending to acquire a 2 bedroom flat in Bodelwyddan with a mortgage. We have a Bodelwyddan solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Bodelwyddan property lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the mortgage company use our Bodelwyddan property lawyer ?
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 Bodelwyddan conveyancing solicitor to apply to be on the conveyancing panel.
We're in Bodelwyddan, First time buyers purchasing with a mortgage (lender is Clydesdale , and our lawyer is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer 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.
I am buying a new build flat in Bodelwyddan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bodelwyddan
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Due to the encouragement of my in-laws I had a survey completed on a property in Bodelwyddan before retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may not give a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bodelwyddan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bodelwyddan to see if the conveyancing will be more expensive.
I'm refinancing my current house to a buy to let mortgage with Bank of Ireland and I will use the ballance of the raised equity towards another property. The location we are talking about is Bodelwyddan. Will your solicitors be able to act for the two banks and link together the transactions?
Do use our comparison tool on this site to check that the lawyers are approved by both mortgage companies. Assuming that they are the lawyer will be able to tie up the two deals but you should talk with you conveyancer and communicate your expectations and requirements.
We're novice buyers - had an offer accepted, but the property agent told us that the seller will only move forward if we appoint the agent's recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Bodelwyddan
It is highly unlikely the vendors are driving this. Should the seller desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Bodelwyddan conveyancing lawyers - not the ones that will give the estate agent a referral fee or achieve conveyancing thresholds set by head office.