My partner and I are only a couple days away from an exchange on a property in Llanberis and my parents have transferred the ten percent deposit to my solicitor. I am now advised that as the deposit has been received from someone other than me my solicitor needs to make a notification to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The solicitor is legally required to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
We are buying a property and require a conveyancing solicitor in Llanberis who is on the Santander conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Llanberis.
When it comes to mortgage companies such as Clydesdale, do Llanberis solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
is it true that all Llanberis solicitor firms on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
HSBC have agreed my home loan in principle, my bid on a apartment in Llanberis has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Telephone HSBC or your financial adviser and finish off any appropriate paperwork. HSBC will appoint a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. HSBC will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanberis.
I used Action Conveyancing a few years past for my conveyancing in Llanberis. Now, I need the documents however the law firm is no longer operating. What do I do?
Do 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 instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Llanberis I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Llanberis suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years will be an issue. Reduce 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 a minimum of twenty four months you can request that they commence the lease extension formalities and then assign 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.
Whilst your website is a good idea there are many lawyers listed near Llanberis being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?
We are not in the business of recommending one firm above another as the right Llanberis conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Llanberis knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..