I am progressing with the sale of my house in Criccieth and the EA has just telephoned to advise that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Criccieth ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions justify this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
We see that you have a post code search directory listing law firms on the Skipton conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Criccieth?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Criccieth.
We just had an offer accepted to buy with Coventry BS. We have called around locally but cant to find a Criccieth conveyancing firm on the Coventry BS panel. Could you assist?
Feel free to take advantage of the search tool on this page. Please choose the lender and type Criccieth or your preferred area and you will see a number of lawyer based in Criccieth or nearest you.
Planning on purchasing a flat in Criccieth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Criccieth property lawyer is on the Clydesdale conveyancing panel.
Kent Reliance have agreed my mortgage in principle, my offer on a flat in Criccieth has been agreed to, what are the next steps?
The estate agent will need to be informed of your conveyancer's details (ensure that the lawyers are on the bank’s approved list). Call up Kent Reliance or the broker and finish off any outstanding forms. Kent Reliance will instruct a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Criccieth.
My offer on a detached house in Criccieth has been agreed to, the vendors do however have a dependent purchase. The vendors have put an offer on a flat, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Criccieth. What do I do now? At what stage should I apply for the mortgage with Bank of Ireland?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Criccieth conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Bank of Ireland approved list. As to the next steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.
As co-executor for the estate of my uncle I am disposing of a house in Monmouth but reside in Criccieth. My conveyancer (based 250 kilometers awayrequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Criccieth to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Criccieth based
My partner and I have just had an offer accepted on a apartment and had an appointment on Wednesday with the Post Office for the mortgage. They advised us that when it comes to selecting a conveyancer that unless they are on their approved panel of solicitors then we will incur an extra charge of £250+. This is because they would then have to appoint a property lawyer to act for them as well as the one we select for ourselves and we are liable for their invoice. I have asked the Post Office to provide me with a list so I can seek estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
Ask the Post Office what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office previously. Where the answer to those is yes, then just double check with the Post Office. Alternatively please use our search facility and we should be able to locate a conveyancer in Criccieth on the approved list for the Post Office.