We are intending to acquire a 1 bedroom flat in Hawarden with a mortgage. We have a Hawarden solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Hawarden lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to require that the bank use our Hawarden conveyancing practitioner ?
No, not really. 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. Another option that might be available is for your Hawarden conveyancing solicitor to apply to be on the conveyancing panel.
Our son is about to exchange on a new build apartment in Hawarden with a home loan from UBS. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are getting the release of further funds on our home loan from Principality as we want to conduct alterations to our home in Hawarden. Are we obliged to appoint a bricks and mortar Hawarden solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
We were going to get a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Hawarden solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Hawarden solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
My husband and I are in the throws of viewing flats in Hawarden and I am now considering a potential offer. Is it advisable to have my lawyer on ‘stand by’? I am planning to take a mortgage with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
How does conveyancing in Hawarden differ for newly converted properties?
Most buyers of new build residence in Hawarden contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Hawarden usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hawarden or who has acted in the same development.
What does commercial conveyancing in Hawarden cover?
Hawarden conveyancing for business premises covers a wide range of advice, given by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
What are the compelling benefits to instructing a high street property lawyer in Hawarden
Plenty of house movers in Hawarden prefer a local conveyancing practitioner so that they can visit just in case they have problems, and to collect paperwork without using the Royal Mail.
One could argue that there is a marginal advantage in opting for a property lawyer local to the property you are planning to purchase, due to the familiarity of the region and possible local concerns - yet this is debatable. Many conveyancers are now online and could be based anywhere.