We are intending to purchase a 2 bedroom apartment in Glan Conwy with a mortgage. We would like to retain our Glan Conwy conveyancer, however the lender advise she’s not on their "panel". It seems we have no option but to appoint one of the lender panel firms or continue with our Glan Conwy conveyancer as well as pay for one of their panel lawyers to act for them. We consider that this is unjust; 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 Glan Conwy conveyancing lawyer to apply to be on the conveyancing panel.
I am acquiring a property for cash in Glan Conwy. I have been living for the previous 20 years in Glan Conwy. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Glan Conwy conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of advice. One thing to bear in mind; if you are likely to sell the house one day, it may be of relevance to your future purchaser what the searches contain. Sometimes houses with no practical issues can still reveal adverse search results. A good conveyancing solicitor in Glan Conwy will be able to give you some sensible guidance in this regard.
Will conveyancers request an advanced payment when it comes to conveyancing in Glan Conwy?
If you are buying a property in Glan Conwy your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the total price then this will be required immediately prior to contracts are exchanged. The closing balance that is needed will be payable shortly before completion.
How does conveyancing in Glan Conwy differ for newly converted properties?
Most buyers of new build property in Glan Conwy contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Glan Conwy typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Glan Conwy or who has acted in the same development.
I am looking for a leasehold apartment up to £235,500 and found one close by in Glan Conwy I like with a park and railway links nearby, however it only has 51 years on the lease. There is not much else in Glan Conwy in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Given that I am about to part with £400,000 on 3 bedroom house in Glan Conwy I wish to have a conversation with the lawyer about myhome move in advance of instructing the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your conveyancing in Glan Conwy.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Glan Conwy should be the figure that you are charged.