I am obtaining a mortgage with Lloyds. My intention is to use a Licensed Conveyancer in Harlech. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We note that you have a post code search directory listing law firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Harlech?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Harlech.
My wife and I have recently appointed a conveyancing solicitor in Harlech. I need to find out whether they are on the Bank of Scotland approved list of lawyers. Could you help?
You should call the solicitor and ask them if they can act for the lender. Alternatively you should get in touch with Bank of Scotland who may be able to confirm.
I moved into my flat on 4 October and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Harlech said it should be dealt with inside ten days. Are properties in Harlech uniquely lengthy to register?
As far as conveyancing in Harlech registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. At present roughly three quarters of submission are completed within 12 days but some can be subject to extensive delays. Historically registration takes place once the buyer is living at the premises therefore an expedited registration is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Harlech differ for newly converted properties?
Most buyers of new build residence in Harlech contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Harlech typically buy 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 property lawyers 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 Harlech or who has acted in the same development.
I have been pointed in your direction by a number of property agents in Harlech to get a quote from a solicitor on your site. Is there a financial advantage for Estate Agents to recommend your lawyers over alternative conveyancing organisations?
We refuse to offer any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.