We note that you have a post code search directory identifying firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Beddgelert?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Beddgelert.
I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Beddgelert with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my sister sell her property in Beddgelert. Will the solicitor order the EPC or do I organise this?
After the abolition of HIPs, EPC’s was maintained a compulsory component of selling a property. An energy assessment should be to hand prior to the property being put on the market. It is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Beddgelert conveyancing lawyer they may be able to arrange energy performance certificates due to their contacts with reputable Beddgelert assessors
We previously chose conveyancers located in Beddgelert on the TSB solicitor panel. They are now charging me a further amount for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by TSB but by your Beddgelert conveyancing practitioner. Numerous firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.
RBS have agreed my mortgage in principle, my offer on a house in Beddgelert has been agreed to, now what?
The property agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Telephone RBS or your financial adviser and finalise any appropriate forms. RBS will sellect a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. RBS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beddgelert.
Various online forums that I have visited warn that are the primary reason for delay in Beddgelert conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Beddgelert.
Have purchased a a detached house in Beddgelert , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Beddgelert conveyancing solicitor has been very slow, so I want to check that my ownership is registered.
There is nothing unique about conveyancing in Beddgelert registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry communicate with any interested parties. As of today in the region of three quarters of such applications are completed in less than three weeks but some can be subject to extensive delays. Registration occurs after the buyer has moved in to the property thus an expedited registration is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
Due to the input of my in-laws I had a survey completed on a house in Beddgelert ahead of instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may not give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Beddgelert. Conveyancing may be slightly more expensive based on your lender's requirements.