I am obtaining a offer of a home loan from Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Pentre. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We're in Pentre, First time buyers buying with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
When it comes to mortgage companies such as Bank of Ireland, do Pentre lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We had appointed solicitors based in Pentre on the Bank of Ireland solicitor panel. They have just invoiced me a further fee for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This fee is not dictated by Bank of Ireland but by your Pentre conveyancer. Plenty of firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee and others do not.
Can I be sure that the Pentre conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Pentre obtaining recommendations is a good start. 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 advocate that you speak with the solicitor carrying out your transaction.
How does conveyancing in Pentre differ for new build properties?
Most buyers of new build premises in Pentre come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Pentre usually purchase the land, 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 conveyancers 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 accustomed to new build conveyancing in Pentre or who has acted in the same development.
I am using a search engine for the words conveyancing in Pentre it brings up numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?
The ideal method of choosing the right conveyancer is through a trusted referral, so enquire of friends and those you trust who have acquired a property in Pentre or a respected estate agent or financial adviser. Costs for conveyancing in Pentre differ, so it's sensible to obtain at least three fee calculations from different property lawyers. Make sure that you clarify what costs in the quote includes.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.