I was told recently by my IFA that my Gwynedd lawyer is not on the bank Conveyancing panel. What can I do to check?
The sensible course of action for you to take is to call your Gwynedd conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Gwynedd conveyancing practice that is on the approved list of lawyers for your lender.
How do I check that the solicitor carrying out my conveyancing in Gwynedd is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £192.00 in supplemental legal fees.
Please do make the most of the search tool on this web page. Pick the lender and type ‘Gwynedd’ or your preferred area and you will be presented with a number of lawyer located in Gwynedd or nearest you.
We previously selected conveyancing lawyers with offices in Gwynedd on the Nationwide solicitor panel. They are now charging me a supplemental charge for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not set by Nationwide but by your Gwynedd lawyer. Plenty of firms on the Nationwide panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being pedantic. The Gwynedd solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My sealed bid on a house in Gwynedd has been accepted, but there is a chain. The owners have put an offer on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a high street conveyancing solicitor in Gwynedd. What should be my next step? At what stage do I apply for the mortgage with Skipton?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Gwynedd conveyancing search fees, etc). First, you should ensure that your lawyer is on the Skipton approved list. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market many buyers will apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.
I have been told that property searches are the primary cause of hinderance in Gwynedd conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Gwynedd.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Gwynedd I like with open areas and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Gwynedd in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I am downsizing from my property. My past lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Gwynedd if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Gwynedd. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.