My mortgage broker says he needs my Llanrhystud solicitor’s panel member for the Lloyds conveyancing panel. Can you suggest how I find this out. I have tried my local Llanrhystud branch but they have not got back to me yet.
Have you tried speaking to your Llanrhystud conveyancing practitioner about this?. Most Llanrhystud conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My partner and I are nearing an exchange on a property in Llanrhystud and my mum and dad have sent the exchange deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
Your lawyer is obliged to check with lender to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Can I use your services to find a Conveyancing solicitor in Llanrhystud even if I’m not purchasing or selling a house, for example if I intend to acquire a shop in Llanrhystud with a mortgage from Norwich and Peterborough Building Society?
Our search tool is mainly used to get a quote from residential conveyancing solicitors in Llanrhystud but we have listed at the end of this page a selection of Llanrhystud commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Norwich and Peterborough Building Society
Is it the case that all Llanrhystud solicitor firms on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Llanrhystud solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanrhystud solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
The formalities of my purchase has taken place for my property in Llanrhystud. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Llanrhystud is where the house is located. Is there any advice you can impart?
Flying freeholds in Llanrhystud are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanrhystud you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanrhystud may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My husband and I are first time buyers - agreed a price, yet the selling agent advised that the owners will only issue a contract if we instruct the agent's preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Llanrhystud
We suspect that the owner is unaware of this request. Should the owner want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Llanrhystud conveyancing lawyers - rather thanthe ones that will earn their negotiator at the agency a commission or achieve conveyancing targets demanded by senior management.