Are the BSA intent on creating a search tool with a view to list practices on the Melton Mowbray Building Society conveyancing panel for example in Llanfairfechan?
We are not aware of any intention on the part of the BSA to promote such a tool.
Can I be sure that the Llanfairfechan conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Llanfairfechan obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.
The formalities of my purchase has taken place for my property in Llanfairfechan. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Principality have agreed my mortgage in principle, my offer on a apartment in Llanfairfechan has been agreed to, what happens next?
Your estate agent will want to be informed of your conveyancer's details (make sure the lawyers are on the lender’s approved list). Contact Principality or your financial adviser and finish off any outstanding paperwork. Principality will instruct a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Principality will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanfairfechan.
We are downsizing from our property in Llanfairfechan and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Llanfairfechan conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Llanfairfechan. We have lived in Llanfairfechan for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Llanfairfechan for a purchase of a leasehold apartment 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanfairfechan conveyancing specialists.
How does conveyancing in Llanfairfechan differ for newly converted properties?
Most buyers of new build residence in Llanfairfechan approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because builders in Llanfairfechan typically acquire the land, 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 accustomed to new build conveyancing in Llanfairfechan or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Llanfairfechan in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend refuse to give a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanfairfechan. Conveyancing will be smoother if you use a solicitor in Llanfairfechan especially if they are familiar with such properties in Llanfairfechan.