My Solicitor in Bala has never been on on the Nationwide Building Society Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Nationwide Building Society panel?
The limited options open to you here include:
- Carry on with your preferred Bala solicitors but Nationwide Building Society will need to use a solicitor on their panel. This will result in additional total legal fees and cause delays.
- Find a new solicitor to act in the purchase, not forgetting to check they are Persuade your solicitor to do everything within their powers to join the Nationwide Building Society conveyancing panel
I have paid off my mortgage with Clydesdale. I assume I don't need a Bala conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being difficult. The Bala solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Lloyds have agreed my home loan in principle, my offer on a flat in Bala has been accepted, now what?
The estate agent will wish to be informed of your property lawyer's details (ensure that the property lawyers are on the lender’s panel). Contact Lloyds or your broker and finish off any relevant paperwork. Lloyds will instruct a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Lloyds will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bala.
A colleague recommended that where I am purchasing in Bala I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Bala conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Bala around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bala Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Bala.
I decided to have a survey carried out on a house in Bala ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may not issue a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bala. Conveyancing will be smoother if you use a solicitor in Bala especially if they are familiar with such properties in Bala.
Is there anything unique about your site and alternative internet conveyancing brokers for conveyancing in Bala?
At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Bala. As opposed to estate agents and many comparison sites we do not operate commission arrangements with solicitors. Some agents and online brokers 'recommend' the firm that pays the most commission, not the best value conveyancing in Bala
My brother mentioned that when selecting a conveyancing firm they must be approved by your mortgage company. It happens to be my first house move but I have an offer in principle with Nat West Bank and I already have a family conveyancing lawyer in Bala lined up. Can Santander require an approved solicitor to be used? Does a list of panel solicitors even exist so I can choose a conveyancing solicitor in Bala?
You need to instruct a solicitor that is on the Santander panel. The first thing to do is telephone your preferred Bala conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of options open to you here:
- Carry on with your chosen Bala lawyer but Santander will undoubtedly instruct a solicitor from their approved list. This will result in additional fees and potential interruption.
- Get a fresh lawyer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the Santander conveyancing panel.