Is the fact that my conveyancer in Dolgellau is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Dolgellau conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Forgive me if this question is silly but I am new to the process as FTB of a ground floor flat in Dolgellau. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Dolgellau?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
Are all Dolgellau Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I currently have a mortgage with Bank of Ireland for my property in Dolgellau. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
You must advise Bank of Ireland before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
My wife and I have a semi-detached Victorian house in Dolgellau. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dolgellau and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
I am buying my first flat in Dolgellau with a loan from Bank of Scotland. The builders refused to budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not to tell my conveyancer about this extras as it will impact my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Hoping to buy a property located in Dolgellau and I am already nervous. I couldn't find anything specific about Dolgellau. Conveyancing will be needed in due course but do you know about the Dolgellau area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Dolgellau. In the meantime here are some basic statistics that we found
My conveyancers in Dolgellau have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.