My mortgage broker says he needs my Narberth solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Narberth office but they cant find it on their system.
Have you tried calling your Narberth property lawyer about this?. They retain a central record lender panel numbers.
Can you suggest a Skipton Building Society sanctioned Narberth conveyancing conveyancer that can complete within a very limited time frame? Am I best advised to go for a high street Narberth conveyancer or a nationwide comparison site?
We can recommend some very good Narberth conveyancing firms. You can also walk up the high street in Narberth. Go in to a couple of firms and ask to speak with a conveyancing solicitor for a fee estimate. Discuss your expectations together with the reasons and get a commitment on speed. Appoint the one that genuine.
Can I use your services to recommend a Conveyancing solicitor in Narberth even if I’m not purchasing or disposing of a house, for example where I want to acquire a shop in Narberth with a mortgage from Barnsley Building Society?
The service is mainly there to get a quote from residential conveyancing solicitors in Narberth but we have recorded towards the end of this page a few Narberth commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they are also authorised to represent Barnsley Building Society
I have a mortgage with Virgin Money for my property in Narberth. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Virgin Money must be informed of your intention before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.
I recently had an offer agreed on a house in Narberth. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £175. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
At last I have had an offer on a maisonette in Narberth accepted, but there is a chain. The owners have offered on somewhere, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Narberth. What do I do now? At what point should I apply for the mortgage with HSBC?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Narberth conveyancing search costs, etc). First, you must ensure that your property lawyer is on the HSBC approved list. Concerning the subsequent stages this very much depends on the specifics of your case, motivation for the property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with HSBC and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in Narberth.
I used Arc property Solicitors several years past for my conveyancing in Narberth. Now, I need my files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Narberth of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Narberth differ for newly converted properties?
Most buyers of new build premises in Narberth come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Narberth tend to buy the site, 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 used to new build conveyancing in Narberth or who has acted in the same development.