My wife and I are intending to buy a 3 bedroom flat in Borth with a mortgage. We like our Borth solicitor, but the lender advise she’s not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or retain our Borth solicitor as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Borth conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and have to vacate my rented flat in Borth by the end of next month. Conveyancing on my purchase is underway. Can I complete in 4 weeks as I wish to avoid having to find temporary accommodation?
It is unwise to give notice for your tenancy unless your lawyer suggests that you should. If you have not already done so, notify to your lawyer and request that they seek the assistance the owners side, try to an agreed time frame that everyone will work towards
Completed the sale of my flat in Borth last October but our buyer keeps Skype messaging every few hours complaining that her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion tasks specific conveyancing in Borth.
I am looking for a ground for flat up to £195,000 and identified one round the corner in Borth I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Borth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
I need to retain a conveyancing solicitor for freehold conveyancing in Borth. I have land on a web site which looks to be the ideal offering If there is a chance to get all formalities done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Me and my wife are selling a Borth property we inherited ten years ago in 2010. I have over 15 years conveyancing experience and, now retired, intend to do my own conveyancing. The purchaser's conveyancer has informed me that their Lenders will not allow you to do your own conveyancing as they require the funds to be sent to a solicitor's bank account.
Lending instructions to conveyancing practitioners from all mainstream lenders specify that If the seller does not have legal representation the borrower's lawyers should check whether the lender needs to be informed so that a decision can be made as to whether or not they are prepared to proceed.