My wife and I are purchasing a 2 bedroom flat in Blaenau Ffestiniog with a mortgage. We have a Blaenau Ffestiniog lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Blaenau Ffestiniog lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Blaenau Ffestiniog conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a property and need a conveyancing solicitor in Blaenau Ffestiniog who is on the Leeds Building Society solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Blaenau Ffestiniog.
I am considering mortgaging my apartment in Blaenau Ffestiniog, does my lawyer need to be on the HSBC Solicitor panel?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Blaenau Ffestiniog is where the house is located. What do you suggest?
Flying freeholds in Blaenau Ffestiniog are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blaenau Ffestiniog you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaenau Ffestiniog may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking into buying my first house which is in Blaenau Ffestiniog and I am already nervous. I couldn't find anything specific about Blaenau Ffestiniog. Conveyancing will be needed in due course but do you know about the Blaenau Ffestiniog area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Blaenau Ffestiniog. In the meantime here are some basic statistics that we found
My aunt purchased her house in Blaenau Ffestiniog Six years ago. She has got married, widowed and has recently married again. She intends to sell the house in a few weeks. I think she will just be need to provide a copy of her marriage papers to the conveyancer but she is worried it will delay the sale of the property. Should she appoint a conveyancer to update the title details for the property?
It is not absolutely necessary to bring up to date the title for the property as long as you have the evidence needed to show how the name change resulted.
The buyer’s conveyancer should review the title details and requisition evidence to establish the name change for example marriage certificates.