Am I correct in assuming that the fact that my solicitor in Llanfairfechan is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 contact the Llanfairfechan conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are planning to acquire a flat and need a conveyancing solicitor in Llanfairfechan who is on the Principality conveyancing panel. Could you point me in the right direction as regards a conveyancing 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 Principality . We don't recommend any particular firms conducting conveyancing in Llanfairfechan.
We previously chose conveyancing lawyers located in Llanfairfechan on the RBS solicitor panel. They have just billed me a separate charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. The charge is not set by RBS but by your Llanfairfechan conveyancing practitioner. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
We have agreed to purchase a house in Llanfairfechan. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must follow the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Llanfairfechan.
Our sealed bid on a detached house in Llanfairfechan has been agreed to, the sellers do nevertheless have a connected purchase. The vendors have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Llanfairfechan. What do I do now? At what point do I apply for the mortgage with HSBC?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Llanfairfechan conveyancing search charges, etc). First, you must check that your conveyancer is on the HSBC approved list. Regarding the subsequent phase this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a hot market some home buyers will apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Llanfairfechan.
How does conveyancing in Llanfairfechan differ for new build properties?
Most buyers of new build premises in Llanfairfechan contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because builders in Llanfairfechan 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 property lawyers 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.
I was recommended by a few property agents in Llanfairfechan to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to market your services over and above another?
We don’t make any financial incentive for directing people our way. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Am I best advised to instruct a Llanfairfechan conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can execute the legal formalities however her office is a couple of hundredkilometers drive away.
The benefit of a local Llanfairfechan conveyancing practice is that you can attend the office to sign documents, hand in your ID and pester them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were impressed that must surpass using an unfamiliar Llanfairfechan conveyancing lawyer solely due to them being Llanfairfechan based.