My family lawyer has given a fee estimate £1350 for no sale no fee conveyancing in Caernarfon. I’m selling a Edwardian property for £200,000. This appears over the top. Is it above what I should be paying for conveyancing in Caernarfon?
The charges are a little high. If you shop around you may be able to get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, you maylive to regret choosing an an unknown solicitor. If is important to ensure the solicitor can act for your lender. You can use our comparison tool to choose a Caernarfon conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Caernarfon.
we are a couple who are buying a 2 bedroom flat in Caernarfon with a loan from The Royal Bank of Scotland.We have a Caernarfon conveyancing lawyer but The Royal Bank of Scotland advised that her practice is not on their "panel". We have to appoint a The Royal Bank of Scotland panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that The Royal Bank of Scotland use our lawyer?
No, not really. The loan issued to you contains terms and conditions, a common one being that lawyers must be on the The Royal Bank of Scotland conveyancing panel. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for The Royal Bank of Scotland
A colleague suggested that where I am purchasing in Caernarfon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Caernarfon conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Caernarfon around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Caernarfon Education with maps and statistics, Local Amenities and other useful data regarding Caernarfon.
I'm buying my first flat in Caernarfon with a loan from Leeds Building Society. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my conveyancer about the extras as it may affect my loan with Leeds Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner has suggested that I appoint his lawyers for conveyancing in Caernarfon. Should I use them?
Much as we are happy to recommend a Caernarfon conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have referrals from friends or family who have experience in using the solicitor that you are contemplating using.
I am buying a house and cash is in place. My conveyancer has been handed with two separate proof of photographic ID, bank statement, endless utility bills. Now he wants a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Caernarfon conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.