My husband and I are purchasing a 1 bedroom flat in Conwy with a mortgage. We wish to retain our Conwy conveyancer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Conwy solicitor as well as pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. 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 Conwy conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I purchasing a detached bungalow in Conwy. The intention is to an extension at the rear at the property.Will the conveyancing process involve enquiries to see if these alterations are allowed?
Your property lawyer will review the registered title as conveyancing in Conwy will sometimes reveal restrictions in the title documents which prevent categories of changes or need the permission of another owner. Certain additions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
My partner and I are spending time looking at flats in Conwy and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Kent Reliance.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I have decided to exercise my right to buy my property in Conwy off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I used Stirling Law a few years ago for my conveyancing in Conwy. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Conwy of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Conwy benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my conveyancer about this side-deal as it will jeopardize my loan with Barclays . Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I decided to have a survey carried out on a house in Conwy before instructing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks tend not grant a mortgage on such a home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Conwy. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Conwy to see if the conveyancing costs will increase in light of this.
We are 18 days into a freehold purchase having been directed to solicitors by the selling agent to do our conveyancing in Conwy. I am am starting to be disappointed with the level of service. Could you help me find new conveyancers?
They would need to be very poor to suggest diss instructing them. Has the mortgage been issued? In the event that it has you will need to inform them of the new lawyer and ensure the offer are issued to the new lawyers. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental costs and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Conwy