My wife and I are hoping to purchase a house in Llanberis and are in fact using a Llanberis conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this morning contacted us to inform me that they have now hit a problem as our Llanberis solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Llanberis solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Me and my partner are about to complete buying a property in Llanberis but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the owner in the sum of £3k taking the form of a adjustment in the price. This was going to be addressed as part of amending the contract however Co-operative will not agree to this. Should they have been informed?
Your property lawyer that is on the Co-operative approved list is obliged to disclose to Co-operative of any changes to the purchase price. If you were to refuse your conveyancer to notify the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Llanberis.
Can I be sure that the Llanberis conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Llanberis seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
After months of negotiation I have agreed a price on an apartment in Llanberis. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. Shortly after, the property lawyer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a house in Llanberis. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanberis conveyancing practitioner is on the Aldermore conveyancing panel.
I used Action Conveyancing several years ago for my conveyancing in Llanberis. Now, I need my files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanberis of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Looking forward to exchange soon on a leasehold property in Llanberis. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Llanberis should include some of the following:
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It needs to be made clear to you if the lease allows you to add or improve aspects of the property- you must be made aware as to whether it applies to all alterations or limited to structural alteration, and whether licences for alterations is required Additions to the premises Does the lease require carpeting throughout thus preventing wood flooring? Where does the liability rest to repair and maintain the main walls and foundations. It is essential for you to know who is duty bound to repair and maintenance of all parts of the block and estate
Leasehold Conveyancing in Llanberis - Sample of Questions you should ask before buying
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How long is the Lease? How is the lease structured?
Our financial adviser has suggested using their conveyancer for the conveyancing in Llanberis - won’t it be better to just instruct them?
It is not always the case and you are at liberty to use whichever solicitor you prefer for your Llanberis conveyancing. The lawyer recommended by a 3rd party adviser may not always be the best property lawyer, they may recommend their own conveyancing firm who are based remotely. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.