We are purchasing a 3 bedroom flat in Capel Curig with a mortgage. We like our Capel Curig lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Capel Curig lawyer as well as pay for one of their panel firms to act for them. We feel that this is unjust; are we not able to require that the bank use our Capel Curig lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Capel Curig conveyancing lawyer to apply to be on the conveyancing panel.
Can I use your services to find a Conveyancing solicitor in Capel Curig even if I’m not buying or selling a house, for instance if I intend to buy a shop in Capel Curig with a loan from Bank of Scotland?
Our comparison service is primarily used to locate domestic conveyancing solicitors in Capel Curig but we have listed at the bottom of this page a selection of Capel Curig commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Bank of Scotland
I am assisting my mother sell her house in Capel Curig. Will the conveyancer arrange an energy assessment or do I organise this?
After the demise of Home Packs, EPC’s was left as a mandatory component of moving house. An energy assessment must be commissioned in advance of the property being advertised. It is not something that law firms normally arrange. Where you are instructing a Capel Curig conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with long established Capel Curig accredited person
When it comes to lenders such as TSB, do Capel Curig solicitors incur a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am currently in the process of buying my council flat in Capel Curig. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Capel Curig 5 years ago no longer exist. What do I do?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Capel Curig with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the deal as it would put at risk my loan with the bank. Is this normal?.
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.
Should one remove a deceased person's name from the title register for a property in Capel Curig?
If a Capel Curig property is co-owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal you would just be asked to supply proof why the co proprietor is not a party to the contract, such as the probate documents.
With a view to making things more straight forward in the future you may arrange to have the deceased person erased from the title by submitting an application to HMLR with evidence of the death. There is no charge from the Registry for this service.