My wife and I are purchasing a 1 bedroom apartment in Llanarmon Yn Ial with a mortgage. We wish to retain our Llanarmon Yn Ial conveyancer, however the lender says she’s not on their "panel". It appears that we have no option but to appoint one of the lender panel conveyancing practices or retain our Llanarmon Yn Ial conveyancer and pay for one of their panel lawyers to represent them. We feel that this is unjust; can we not require that the lender use our Llanarmon Yn Ial lawyer ?
No, not really. The mortgage offered to you 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 Llanarmon Yn Ial conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are due to exchange on the purchase of a house in Llanarmon Yn Ial but as a consequence of damage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £2k by way of a deduction in the price. This was going to be dealt with as part of amending the contract however TSB are not allowing this. Why were they involved?
Any lawyer being on a TSB approved list is duty bound to inform TSB of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new property lawyer for your conveyancing in Llanarmon Yn Ial.
Our mortgage company has recommended solicitors on their panel based in Llanarmon Yn Ial but I would rather choose a conveyancing lawyer in Llanarmon Yn Ial round the corner to me. Can you help?
Not all Llanarmon Yn Ial conveyancing solicitors are on all banks conveyancing panel. Do make use of the above search tool to identify a Llanarmon Yn Ial conveyancing conveyancer on the on the mortgage company panel.
We were going to get a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Llanarmon Yn Ial solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanarmon Yn Ial solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
My husband and I are in the throws of viewing houses in Llanarmon Yn Ial and I am about to put in an offer. Should I already have a conveyancer in place at this point? I will be getting a home loan with RBS.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I can not work out if my bank requires a lease extension. I have called my Llanarmon Yn Ial building society branch on various occasions and was told it wasn't an issue and they will lend. My Llanarmon Yn Ial conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been sourcing a conveyancing lawyer in Llanarmon Yn Ial for my sale. Can I see a solicitor's record with the profession’s regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
I am thinking of choosing a web based conveyancing practitioner rather than a Llanarmon Yn Ial conveyancing firm. Should I ‘stay local’?
Numerous benefits exist in having the option pop in to a local Llanarmon Yn Ial conveyancing solicitor such as
- signing documents same day
- often being able to see someone face-to-face can make a huge difference, particularly for non-standard transactions
- the ability to raise concerns if matters are not going as expected
When analysing quotes, look out for hidden extras. Most decent Llanarmon Yn Ial high street solicitors give an all-inclusive figure. Many online agents seem to offer low cost fees, yet have hidden 'extras' in the fine print.