Our solicitor has uncovered a a legal deficiency with the lease for the property we are buying in Beddgelert. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the mortgage company is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
My wife and I have recently appointed a conveyancing solicitor in Beddgelert. I I am struggling to find out whether they are accepted on the Godiva Mortgages Ltd conveyancing panel. Can you help?
The first thing you should do is contact the solicitor and enquire if they are on the lender panel. Otherwise please get in touch with Godiva Mortgages Ltd who may be able to confirm.
We are purchasing a house in Beddgelert. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My father pointed out to me me that in buying a property in Beddgelert there could be a number of restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Beddgelert which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Beddgelert should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move house in November. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Beddgelert. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you can pick up the house keys from your property agent however this should only take place when the vendors solicitors advise the agent that the monies to complete are in and the keys can be released. Subsequently you will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you choose a residential property solicitor in Beddgelert or a legal practice that specialises in conveyancing in Beddgelert.
How easy is it to swap solicitor as I need to choose a firm on the Bank of Ireland conveyancing panel. I instructed a local conveyancing solicitor in Beddgelert five minutes from me but he is not accepted by Bank of Ireland
It would be our pleasure to help you find a conveyancing solicitor in Beddgelert on the Bank of Ireland panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Beddgelert. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Beddgelert and beyond.
My husband and I are 14 days into a residential purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in Beddgelert. We are not happy. Can you you assist me in finding new lawyers?
They would have to be really bad to suggest replacing them. Has the loan offer been issued? If so you need to advise them of the new contact details and have the mortgage documents are re-issued. The conveyancer should be on the lenders panel to avoid supplemental expenses and delays. So that should be your first question of the new solicitors. Our find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Beddgelert
I am an executor of my recently deceased mum’s Will, with a property in Beddgelert which is to be sold. The property is unregistered at HMLR and I'm advised that some purchasers will insist that it is done before they'll proceed. What's the procedure for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.