I was recommended to a solicitor who has sent a quote for £995 for fixed fee conveyancing in Dolwyddelan. I’m looking to sell a Georgian detached home for £300,000. Is this expensive? Is it in excess of what I should be paying for conveyancing in Dolwyddelan?
The estimate does seem a tad overpriced. If you shop around you may be able to trim some of the expense by say £100 plus VAT. That being said, you mightlive to regret opting for an a cheaper conveyancer. Don't forget to enquire the firm can act for your lender. Do employ our search tool to locate a Dolwyddelan conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Dolwyddelan.
My fiance and I wish to acquire a purpose built flat in Dolwyddelan with a homeloan from The Mortgage Works.We would like to retain our Dolwyddelan conveyancing practitioner but The Mortgage Works informed us his firm is not on their "panel". We have to appoint a The Mortgage Works panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you contains various provisions, a common one being that conveyancers must be on the The Mortgage Works solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for The Mortgage Works
Is there a list of TSB panel conveyancers in Dolwyddelan on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings viewable on the web. Where you are looking for a Dolwyddelan conveyancing practitioner on the TSB please use our facility.
I have paid off my mortgage with Aldermore. I assume I don't need a Dolwyddelan conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dolwyddelan solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dolwyddelan surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I require fast conveyancing in Dolwyddelan as I have a deadline to complete in less than 2 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a home loan you are at free not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Dolwyddelan the following are instances of what can be revealed and therefore affect future saleability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
I used Arc property Solicitors several years past for my conveyancing in Dolwyddelan. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Dolwyddelan of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a property in Dolwyddelan before instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders tend refuse to grant a loan on this type of home.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check via 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 Dolwyddelan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dolwyddelan to see if the conveyancing will be more expensive.