is it true that all Glan Conwy solicitor practices on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
We had chosen solicitors with offices in Glan Conwy on the UBS solicitor approved list. They are now charging me an additional sum for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The fee is not set by UBS but by your Glan Conwy conveyancing practitioner. Some firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I had an offer accepted on an apartment in Glan Conwy on 14/9/2026, valuation was booked 2 days later, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various internet forums that I have visited warn that are the primary reason for delay in Glan Conwy house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Glan Conwy.
I'm buying a new build house in Glan Conwy with a mortgage from The Royal Bank of Scotland. The builders refused to budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my conveyancer about this deal as it could put at risk my mortgage with the bank. 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 UK Finance website. UK Finance 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'm refinancing my current home to a BTL mortgage with Accord Mortgages Ltd and I will use the ballance of the raised equity as a down payment on another house. The location we are interested in is Glan Conwy. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Make use of our search tool on this page to be sure that the conveyancers are on the relevant lender panels. Having checked that they are the lawyer should be able to connect the two conveyancing matters but you should have a chat with you solicitor and communicate your expectations and needs.
We're novice buyers - had an offer accepted, but the selling agent advised that the owners will only go ahead if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer used to conveyancing in Glan Conwy
We suspect that the seller is not behind this requirement. If they require ‘a quick sale', alienating a motivated buyer is counter productive. Contact the vendors directly and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred Glan Conwy conveyancing lawyers - not the ones that will provide the negotiator at the agency a commission or achieve conveyancing figures demanded by HQ.
My wife and I purchased a leasehold house in Glan Conwy. Conveyancing and Coventry Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Glan Conwy who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Glan Conwy conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in Glan Conwy, conveyancing was carried out February 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Glan Conwy with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2090
With just 64 years left to run we estimate the price of your lease extension to span between £15,200 and £17,600 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.